Free Subject-To Calculator
Model existing mortgage assumptions, equity positions, cash flow, and exit strategy for sub-to deals — AI-powered, completely free.
Tell Freddie about your sub-to deal:
What you get — free
Mortgage Assumption Analysis
Freddie models the existing loan terms — payment, rate, remaining balance — against your exit strategy.
Equity Position Calculator
See your equity at acquisition, at refinance, and at resale under each exit scenario.
Due-on-Sale Risk Assessment
Freddie flags loan characteristics that increase due-on-sale risk so you know what you're taking on.
Deal Score 0–100
Sub-to deals scored against all key metrics — A–F letter grade included.
Sub-To vs Cash Comparison
See whether assuming the mortgage or a clean cash purchase produces a better risk-adjusted return.
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Why we didn't take this one sub-to — and what we did instead
When this Northern Virginia hoarder house came across our desk, the first question was always: is there a sub-to angle? We checked. The seller had refinanced in 2022 — the existing mortgage was at 6.8%, balance of $195K. There was no rate advantage. Taking over a 6.8% note on a distressed property that needed $40–60K in rehab made no sense when we could just buy it cash, do a cleanout, and flip it clean. We offered $210K cash, closed in two weeks, spent $5K on cleanout, and sold for $349K. Sub-to would have tied up the same capital for years. Freddie scored the wholetail exit 100/100.
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.
Freddie scored the wholetail exit 100/100. Sub-to is powerful — but only when the existing mortgage rate actually creates an advantage. Always compare both paths.
"Subject-to lesson: the most creative deal isn't always the best deal. When a low-rate mortgage isn't available, a clean cash close and fast exit often beats years of loan assumption complexity."
Subject-To FAQ
What is a subject-to deal in real estate?
Subject-to (sub-to) means you purchase a property while leaving the seller's existing mortgage in place. The deed transfers to you, but the loan stays in the seller's name. You make their mortgage payments. It's a creative finance strategy for taking over distressed properties without new financing.
How do I calculate a subject-to deal?
Key inputs: existing mortgage balance, interest rate, monthly payment, remaining term, and your intended exit (rent, flip, or refinance). Freddie calculates equity position, monthly cash flow, and break-even timeline automatically.
What is due-on-sale risk in subject-to deals?
Most mortgages have a due-on-sale clause requiring full payoff when ownership transfers. In practice, lenders rarely call loans current on payments. However, this risk exists and should be factored into any sub-to deal analysis.
When is subject-to a better strategy than cash purchase?
Sub-to wins when the existing mortgage has a low interest rate (pre-2022 loans), when you want to conserve capital, or when the seller has zero equity and is facing foreclosure. It doesn't work when sellers have significant equity expectations.
Can I wholetail a property purchased subject-to?
Yes, if your resale price covers the existing mortgage payoff plus profit. Sub-to wholetail works when you acquire at a distressed price via creative finance, then resell as-is on the MLS. The key is ensuring there's enough spread.
What are the risks of subject-to real estate?
Risks include: due-on-sale clause triggered, seller's credit damaged if you miss payments, title complications, and seller's inability to get new financing while their loan is still active. These should be disclosed and documented in the purchase agreement.
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