For every lead, or address you type, Deal Room pulls the comps, builds the ARV, calculates the cost of repairs (when there are walkthrough photos of the property), runs the analysis, shows you what to offer the seller, what you stand to make, and which buyers have actually been buying deals like this one — before you commit.
The Deal Room below is the actual product. Change the numbers, open the analysis and work the deal yourself.
Deal Room is where you take a property from address to offer. The property record and comps, your ARV, the repair scope, the seller and their conversation, your offer, your assignment fee and the buyers who would have to purchase it — all on the same Deal Room, working against the same live property.
So you are not bouncing between property-data sites, comp tools, repair estimates, spreadsheets, your CRM and your buyer list trying to piece together whether the deal works.
And because it is all working on the same deal, the pieces do not stay isolated. Change the repairs and see what happens to the offer, the buyer’s return and your profit. Change your assignment fee and see which buyers disappear. Change the ARV and see whether the deal still holds up.
Everything in one place is the feature. Everything working together is what makes the difference.
You pull the property. Find comps. Choose an ARV. Estimate repairs. Run a formula. Make an offer. Decide what you want to make.
Then you put the property under contract and find out whether your buyers agree.
Deal Room brings the buyer into the math before you get there.
Watch a deal worked end to end — then scroll down and work one yourself in the real application below.
Everything further down this page is a still of one panel from the room above. Up here it all works.
Push the ARV high enough and almost any deal looks good.
Deal Room makes you defend it.
Build your ARV from the comps you selected. Compare it against available independent valuation data. See the price per square foot. See when your ARV sits above another valuation range.
Then take the more important step: see what happens to the buyer if your ARV is wrong.
Don’t just find the number that makes the deal work. Find out how much of the deal depends on that number being right.
Purple is where Zillow thinks value lands. The cushion and premium brackets are computed against your own numbers.
A bad repair number can destroy an otherwise good deal.
When an EstiMate scope exists for the property, Deal Room can bring the actual scope into the analysis — the rooms, the repair lines and the rehab total.
Choose the appropriate repair level and that number becomes part of the economics of the deal.
Now repairs are not sitting in a separate estimate. They affect what you can offer. They affect what the buyer has invested. They affect the buyer’s return. They affect which buyers still fit. And they affect how much room remains for your assignment fee.
When the rehab changes, the deal changes.
| Scope | Created | Rooms | Repairs | Status |
|---|---|---|---|---|
| Same addressWhitmore St — full gut412 Whitmore St, Bellaire TX 77401 · R. Whitmore · 3 bd · 2 ba · 1,480 sqft | Jul 11, 26updated 13d ago | 647 lines | $38,400standard | |
| No dealPhone scan — kitchen + baths412 Whitmore St, Bellaire TX 77401 · 3 bd · 2 ba · 1,480 sqft | Jul 21, 26updated 20d ago | 319 lines | $21,750standard | |
| Ridgeway Ave — cosmetic88 Ridgeway Ave, Houston TX 77008 · M. Okafor · 2 bd · 1 ba · 1,120 sqft | Jun 28, 26updated Jul 2, 26 | 422 lines | $16,900standard | |
| Cedar Bayou duplex — roof + HVAC1207 Cedar Bayou Rd, Baytown TX 77520 · Pareja LLC · 4 bd · 3 ba · 2,240 sqft | Jun 4, 26updated Jun 19, 26 | 861 lines | $52,300standard |
Every scope on the account, searchable by address, client or project ID.
ARV. Seller offer. Repairs. Assignment fee.
Those numbers are fighting over the same deal.
Give the seller more and there is less room somewhere else. Repairs go up and somebody loses margin. Increase your assignment fee and the buyer pays a higher contract price. Lower the ARV and the buyer has less profit waiting at the exit.
Deal Room recalculates the economics as those numbers move.
So instead of asking whether one number looks good by itself, you can see what that number does to everyone else in the deal.
Deal Room still gives you the traditional MAO — 70% of ARV minus repairs — as the familiar benchmark. But a rule of thumb does not know what a particular buyer requires, how many buyers can support the price, or whether your assignment fee pushes the buyer’s economics too far.
MAO starts with a formula. OfferAid starts with the economics the deal ultimately has to survive.
It looks at the ARV, repairs, holding costs, closing costs, your assignment fee and the return left for the buyer. Then it works backward to the seller offer.
That means you are not simply asking “what does the 70% rule say I can pay?” You can ask “what can I pay the seller while this still works for the people who have to buy it from me?”
Then OfferAid lets you compare different ways of structuring the opportunity.
| Mode | Offer | Fee | ROI | DAP | Buyers |
|---|---|---|---|---|---|
| Fast sale | $140,000 | $0 | 69.6% | 76% | 189 |
| Custom | $140,000 | $25,000 | 48.6% | 72% | 169 |
| Match | $140,000 | $25,000 | 48.6% | 72% | 169 |
| Balanced | $160,500 | $45,500 | 23.5% | 44% | 104 |
| Profit | $140,000 | $87,000 | 13.7% | 28% | 28 |
Every strategy is scored against the same buyer pool, so the comparison is like for like.
Maybe the ARV is still a rough estimate. Maybe an agent gave you the number. Maybe you have an appraisal.
Maybe repairs are still rough. Maybe you walked the property. Maybe a contractor already priced the job.
Maybe the seller is still negotiating. Maybe they just gave you their final number.
OfferAid accounts for how much freedom actually remains in those numbers.
The more established a number becomes, the less freedom the system has to move it. Lock something down and OfferAid has to find the answer somewhere else.
Don’t ask for one magic offer. See the different ways the deal can actually work.
If an appraiser gave you the ARV, that number is solid. If you estimated it in the car on the way over, it is not. If a contractor priced the repairs, that number is solid. If you used $20 a foot, it is not. If the seller already gave you their final number, there is no room left. If you have not talked price yet, there is plenty.
You are not asked to tune an optimiser. You are simply asked to describe your current situation, so the offer OfferAid builds is one you can actually stand behind — aggressive where you have room, and careful where you do not.
Beside every value is a dropdown. Pick the one that describes your reality:
Each choice sets how much freedom OfferAid has to move that number when it structures the offer. The blue sliders on the left are the numbers themselves; the red ones on the right are how firm those numbers are.
The stronger the evidence behind a number, the less OfferAid tries to move it. Lock one down completely and it has to find the answer somewhere else in the deal.
You can put any assignment fee you want on a deal. That does not mean the market will pay it.
Every dollar you add to your fee increases the buyer’s price. Their return gets smaller. Some buyers reach their limit. Then another buyer reaches theirs. Then another.
Eventually the extra money you are trying to make starts making the deal harder to sell.
MaxFee shows you where that happens. It evaluates your assignment fee against the economics of the deal and the buyers who would actually have to take it.
MaxFee answers the question every wholesaler eventually runs into: how much can I make before asking for more starts making the deal harder to sell?
The real MaxFee panel. Drag either chart in the product and the fee scrubs with it; the dashed red line is the cliff.
A buyer being in your database means almost nothing.
The question is whether this property works for that buyer at the price you are creating.
Deal Room evaluates the deal buyer by buyer.
For each buyer, it can look at the price they can support, the return they require, the rehab they will tolerate, the location and how much room remains between your current price and their limit.
Buyer demand becomes part of underwriting the deal — not something you discover after you already own the contract.
| Fit | Buyer | Max offer | Headroom | BBM | SM | Dist | |
|---|---|---|---|---|---|---|---|
| 64 | Grant Alvarez✓ | $221,855 | $56,855 | 70% | 79% | 1.6 mi | |
| 64 | Dmitri Reyes✓ | $221,502 | $56,502 | 73% | 73% | 8.9 mi | |
| 64 | Priya Reyes | $237,083 | $72,083 | 76% | 69% | 4.2 mi | |
| 63 | Nadia Vaughn✓ | $220,135 | $55,135 | 73% | 71% | 8.8 mi | |
| 63 | Curtis Kowalski✓ | $200,169 | $35,169 | 75% | 73% | 5.1 mi | |
| 61 | Ruben Bell | $234,863 | $69,863 | 70% | 66% | 2.3 mi | |
| 61 | Curtis Raman✓ | $221,646 | $56,646 | 76% | 61% | 6.1 mi | |
| 60 | Nadia Gallagher✓ | $212,019 | $47,019 | 71% | 67% | 9.2 mi | |
| 60 | Grant Okonkwo | $218,316 | $53,316 | 75% | 60% | 5.1 mi | |
| 60 | Owen Raman | $222,102 | $57,102 | 75% | 59% | 11.5 mi | |
| 60 | Grant Lindgren✓ | $233,099 | $68,099 | 68% | 68% | 15.6 mi | |
| 59 | Yara Okonkwo | $216,333 | $51,333 | 70% | 66% | 13.7 mi | |
| 59 | Owen Okonkwo✓ | $235,640 | $70,640 | 75% | 54% | 2.4 mi | |
| 59 | Owen Nakamura | $207,480 | $42,480 | 68% | 69% | 11.1 mi | |
| 59 | Marcus Petrov | $200,353 | $35,353 | 70% | 68% | 14.5 mi | |
| 59 | Elena Haddad✓ | $235,411 | $70,411 | 69% | 63% | 13.3 mi | |
| 59 | Marcus Reyes✓ | $200,276 | $35,276 | 74% | 63% | 5.8 mi | |
| 59 | Owen Alvarez | $225,149 | $60,149 | 76% | 57% | 2 mi | |
| 59 | Wes Bryant | $210,244 | $45,244 | 72% | 65% | 6.1 mi | |
| 59 | Tomas Ortiz | $207,794 | $42,794 | 68% | 69% | 6.2 mi | |
| 58 | Wes Hart✓ | $220,478 | $55,478 | 68% | 63% | 10.1 mi | |
| 58 | Dmitri Petrov | $221,548 | $56,548 | 77% | 53% | 7.6 mi | |
| 58 | Dmitri Kowalski✓ | $208,534 | $43,534 | 71% | 62% | 9.9 mi | |
| 58 | Tomas Foster✓ | $213,296 | $48,296 | 74% | 57% | 0.5 mi | |
| 58 | Owen Sayed✓ | $229,778 | $64,778 | 63% | 69% | 15.7 mi | |
| 58 | Simone Bryant✓ | $222,382 | $57,382 | 71% | 60% | 2.6 mi | |
| 58 | Elena Bryant✓ | $228,076 | $63,076 | 77% | 50% | 1.1 mi | |
| 57 | Andre Raman | $189,559 | $24,559 | 63% | 74% | 4.4 mi | |
| 57 | Yara Petrov | $201,872 | $36,872 | 68% | 65% | 12.1 mi | |
| 57 | Grant Lindgren | $216,124 | $51,124 | 66% | 64% | 16.4 mi | |
| 57 | Wes Okonkwo | $201,912 | $36,912 | 66% | 67% | 5.1 mi | |
| 57 | Iris Bryant | $229,141 | $64,141 | 65% | 64% | 21 mi | |
| 57 | Tomas Duval✓ | $221,262 | $56,262 | 57% | 76% | 15.1 mi | |
| 57 | Yara Hart✓ | $230,158 | $65,158 | 62% | 66% | 18.2 mi | |
| 57 | Devon Moss | $226,155 | $61,155 | 71% | 56% | 9 mi | |
| 57 | Elena Kowalski | $204,985 | $39,985 | 76% | 54% | 5.8 mi | |
| 57 | Cora Moss✓ | $218,284 | $53,284 | 65% | 65% | 17 mi | |
| 56 | Marcus Reyes | $214,612 | $49,612 | 62% | 66% | 7 mi | |
| 56 | Owen Bryant✓ | $201,368 | $36,368 | 67% | 63% | 7.4 mi | |
| 56 | Owen Duval | $213,923 | $48,923 | 73% | 54% | 1.3 mi | |
| 56 | Hassan Ortiz✓ | $214,876 | $49,876 | 67% | 60% | 18.1 mi | |
| 56 | Simone Haddad | $232,400 | $67,400 | 62% | 65% | 20.6 mi | |
| 56 | Hassan Lindgren | $238,007 | $73,007 | 74% | 46% | 7.9 mi | |
| 56 | Ruben Bell✓ | $229,985 | $64,985 | 67% | 59% | 7 mi | |
| 56 | Simone Reyes | $237,134 | $72,134 | 65% | 59% | 16.2 mi | |
| 56 | Andre Raman✓ | $229,468 | $64,468 | 78% | 44% | 4.8 mi | |
| 56 | Iris Bell | $204,390 | $39,390 | 73% | 56% | 6.3 mi | |
| 56 | Marcus Haddad | $235,979 | $70,979 | 61% | 63% | 19.9 mi | |
| 55 | Andre Reyes✓ | $222,691 | $57,691 | 58% | 67% | 11.8 mi | |
| 55 | Priya Moss✓ | $215,139 | $50,139 | 78% | 43% | 5.4 mi | |
| 55 | Hassan Hart✓ | $228,342 | $63,342 | 64% | 58% | 14.3 mi | |
| 55 | Dmitri Webb✓ | $218,114 | $53,114 | 63% | 62% | 14.4 mi | |
| 55 | Hassan Bryant | $203,652 | $38,652 | 60% | 69% | 21.9 mi | |
| 55 | Ruben Gallagher✓ | $205,473 | $40,473 | 60% | 69% | 21.8 mi | |
| 55 | Priya Duval✓ | $207,285 | $42,285 | 69% | 58% | 6.3 mi | |
| 55 | Grant Okonkwo | $222,300 | $57,300 | 66% | 58% | 15.9 mi | |
| 55 | Lena Kowalski✓ | $222,629 | $57,629 | 65% | 59% | 6.1 mi | |
| 55 | Ruben Alvarez | $193,946 | $28,946 | 68% | 61% | 2.6 mi | |
| 55 | Simone Gallagher✓ | $225,319 | $60,319 | 67% | 56% | 7.2 mi | |
| 55 | Elena Vaughn✓ | $230,127 | $65,127 | 74% | 47% | 5.9 mi | |
| 55 | Fiona Kowalski | $221,717 | $56,717 | 66% | 58% | 15.6 mi | |
| 55 | Cora Ortiz✓ | $191,792 | $26,792 | 55% | 78% | 8.2 mi | |
| 55 | Simone Sayed✓ | $217,461 | $52,461 | 75% | 48% | 6.4 mi | |
| 55 | Owen Ortiz✓ | $205,277 | $40,277 | 57% | 74% | 19.2 mi | |
| 54 | Grant Foster | $215,979 | $50,979 | 67% | 54% | 3.4 mi | |
| 54 | Cora Webb | $201,816 | $36,816 | 68% | 57% | 13 mi | |
| 54 | Dmitri Hart | $218,425 | $53,425 | 74% | 45% | 10.6 mi | |
| 54 | Tomas Hart✓ | $205,696 | $40,696 | 62% | 63% | 3 mi | |
| 54 | Simone Bryant✓ | $234,974 | $69,974 | 55% | 67% | 14.2 mi | |
| 54 | Elena Raman | $222,995 | $57,995 | 60% | 61% | 19.4 mi | |
| 54 | Lena Raman | $207,615 | $42,615 | 58% | 69% | 14.4 mi | |
| 54 | Priya Raman | $198,910 | $33,910 | 69% | 55% | 9.6 mi | |
| 54 | Simone Moss | $200,178 | $35,178 | 62% | 64% | 20 mi | |
| 54 | Tomas Petrov | $215,840 | $50,840 | 62% | 61% | 10.2 mi | |
| 53 | Owen Petrov | $196,538 | $31,538 | 66% | 56% | 19 mi | |
| 53 | Iris Bryant | $204,686 | $39,686 | 72% | 49% | 9.5 mi | |
| 53 | Tomas Reyes | $222,804 | $57,804 | 59% | 60% | 20.2 mi | |
| 53 | Elena Webb | $225,743 | $60,743 | 61% | 59% | 14.5 mi | |
| 53 | Dmitri Bryant✓ | $227,025 | $62,025 | 68% | 48% | 15.4 mi | |
| 53 | Elena Ortiz | $217,509 | $52,509 | 64% | 55% | 15.8 mi |
A buy box tells you what somebody says they want. Their history tells you what they actually do.
Deal Room can look at both. It compares the property against the buyer’s stated criteria and against the deals their actual behavior says they are interested in.
That exposes buyers a simple buy-box search can miss — and buyers a buy-box search can make look better than they really are.
Don’t just find the buyers whose settings match. Find the buyers whose behavior does.
The buyer now has another $12,000 invested.
Their return falls. Some buyers may no longer fit. The seller offer may need to come down. There may be less room for your assignment fee. OfferAid may prefer a different structure. MaxFee may identify a different profit range.
Now imagine the ARV changes. Or the seller refuses your number. Or you decide you want another $10,000 on the assignment.
Deal Room recalculates the consequences around the new deal.
Because changing one part of a real deal changes the rest of it.
Most deals are decided by the value, the repairs, the offer, your fee and the buyers. When a particular deal turns on something else, the analysis is already there.
Compare your ARV against independent valuation data and look at the less comfortable versions of the deal.
Rent estimates, gross yield, NOI, cap-rate views, cash-on-cash, gross rent multiplier and break-even rent — for when the likely exit is a rental rather than a flip.
Model an addition before committing to it: build cost, extra holding time, the new ARV and buyer return, and the value created per construction dollar.
It also accounts for what simple renovation math ignores — the next square foot is not necessarily worth what the average existing square foot is worth, and the neighborhood eventually stops paying you for making the house bigger.
Beds, baths, square footage, lot, ownership, taxes, debt and equity information and distress indicators, alongside the sold comps you choose to support your ARV.
Conversation, motivation, timeline, condition, occupancy, asking price and notes — beside the numbers, because the best offer means nothing if it ignores the person accepting it.
Generate the offer letter, send the contract, save the analysis, push the deal to the repository, launch the full estimator or lock the deal when the numbers are ready.
There is a lot behind one offer. The seller conversation. The property. The comps. The ARV. The repair scope. The offer. Your fee. The buyers. The activity and notes that got you here.
Humphrey can reason across that deal context with you.
And it knows the difference between the facts of the deal and the numbers you still control.
Ask Humphrey to make a deal more profitable and it will move your offer, your fee and the strategy. It will not quietly raise your ARV or cut the repair number to get there — those come from the comps and the scope, and inflating them does not improve the deal, it just makes the sheet wrong in front of a buyer running their own numbers.
When it proposes a change to the live numbers, the change is shown before it is applied. You approve or decline it, and applied changes can be undone.
An address is enough to begin evaluating a property. Seller information can be added when you want to turn it into a lead and keep the seller relationship connected to the analysis.
Deal Room brings together the available property record, comparable sales, valuation information and the numbers you enter or choose for the deal. The interface also shows the source of important values so you can decide what you trust.
No. You control the ARV, seller offer, repair number and assignment fee. Features such as OfferAid and MaxFee are there to show the consequences and tradeoffs of those choices.
Deal Room can link an EstiMate scope to the property and use that scope as the repair number driving the analysis. Finish tiers can be changed, and updated scopes can be surfaced without silently overwriting the number already being used.
The buyer view can evaluate both stated buying criteria and actual purchasing behavior, along with the economics of the current deal. The result is meant to show not merely who is on a list, but who appears capable of buying this specific property at this specific structure.
No. Proposed live changes are shown before they are applied. You can approve or decline them, and applied changes can be undone. Saving or locking the deal remains a separate user action.
Know what the seller can get.
Know what you can make.
Know what the buyer can pay.
Know whether the deal survives when the assumptions change.
Then make the offer.