Stop Paying. Start Winning.

Free private money calculator. Real terms, real returns.

Tell Freddie about your private money deal — loan amount, interest rate, structure, term — and see total cost, your private lender's return, and your net profit after financing. Built for investors structuring deals with friends, family, or local capital partners.

F
Freddie
AI Deal Analyst · Online
Hey, I'm Freddie. Tell me about your private money deal — amount, rate, and term.
Free · No signup required to see your score

What you get — free

The math your private lender wants to see before they wire funds.

Three Loan Structures
Interest-only with balloon, fixed monthly, or profit share. Tell Freddie which structure your private lender wants and he models the full picture.
Lender's Annualized Return
See exactly what return your private lender earns. Pitch deals honestly — no surprises after closing.
Total Financing Cost
Interest paid + any points + any fees, all rolled into one number. The financing cost that comes out of your profit.
Compared vs. Hard Money
Same deal, modeled side-by-side with hard money terms (4 points + 12%). See how much private money saves you.
Score Certificate PDF
A one-page deal summary you can hand to your private lender before they fund. Looks professional. Closes faster.
Built by Active Investor
Freddie was built by someone who has structured private money deals with friends, family, and capital partners for 20+ years.
Real deal · Real numbers

How a Northern Virginia hoarder house closed with private money in 5 days.

The seller wanted out fast. We had a private money source ready at 10% interest-only, no points, 6 month term. Closed in 5 days for $210K. Held for one month, sold as-is for $349K. Total private money cost: ~$1,750. The speed of private money is what made the deal possible — a bank would have taken 30+ days and the seller would have walked.

Hoarder house before cleanout — closed with private money
Before · As-purchased
Same property after buyer's renovation
After · Buyer's renovation

We sold the property as-is for $349K. The renovation pictured was completed by the buyer who purchased it from us. The $115,050 profit reflects our wholetail exit, not the renovation work.

The Private Money Deal
Loan amount
$200,000
Rate
10% IO
Term
6 months
Cost
~$1,750
Vs. hard money
Saved $18K
Net profit
$115,050
100
Score
Strong Deal
Private money lesson
Private money's biggest advantage isn't price — it's speed. A 5-day close on a motivated seller deal makes the deal possible. Hard money is faster than banks but still 10-14 days. Private money with a trusted lender closes in days. That's the alpha.

Common questions about private money

What is private money in real estate?+
Private money is a short-term loan from an individual investor (not a bank, not a hard money lender) who lends their own capital secured against the property. Terms are negotiated directly. Typically 8-12% interest, 6-12 month terms, sometimes interest-only. Private money sits between hard money (institutional lender, 4 points + 12%) and conventional financing (slow, paperwork-heavy).
Is the private money calculator actually free?+
Yes. Anyone can run unlimited deals with private money structures at no cost. Free registered users also unlock the Score Certificate PDF — useful for showing your private lender a clean deal summary before they wire funds.
How do I structure a private money deal?+
Most private money deals follow one of three structures: (1) interest-only with balloon payment at exit, (2) fixed monthly payment for term, or (3) profit share with no monthly payments. Tell Freddie which structure your private lender prefers and he models the full cash flow, including total interest paid and impact on your net profit.
What return can private lenders expect?+
Most private lenders target 8-12% annual return on real estate-secured loans. Some accept 6-8% for first-position liens with strong borrowers. Friends-and-family deals often run 5-8%. Freddie shows the lender's annualized return so you can pitch the deal honestly.
How does private money compare to hard money on the same deal?+
On a $200K loan over 6 months: hard money (4 points + 12% interest) costs ~$20K total. Private money at 10% interest-only with no points costs ~$10K. Half the financing cost. The catch: private money requires a relationship and trust. Hard money is transactional. Freddie compares both side-by-side on every deal.
Do I need an account to use this calculator?+
No account required to model your private money deal. A free account unlocks the Score Certificate PDF, saves your deals, and gives you 2 lifetime Rentcast lookups for verified ARV.
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