Free Investor Tool

The Pimlico Deal Sizer

The same underwriting math our team uses, in a clean Excel workbook you can take to every showing. Know whether a deal pencils before you tie up a dime of earnest money.

What You Get

An honest calculator, built by actual underwriters.

We built the Deal Sizer for our own borrowers, the investors who kept asking what numbers we'd approve before they wrote an offer. It's a straightforward Excel workbook. Drop in purchase price, rehab, ARV, and rent, and it runs the exact math our underwriters run in seconds.

  • Bridge & rental scenariosTwo dedicated tabs — one for fix-and-flip, one for 30-year DSCR rental — matching the loan products we actually close.
  • Live MAO, LTV, ARV & DSCRMaximum Allowable Offer, loan-to-value, loan-to-cost, DSCR, cash-on-cash, break-even rent, calculated on every keystroke.
  • A deal summary pageOne-page printable summary with total cash-to-close, projected profit, and return metrics, ready for your partners or lender.
  • Yours to keep, foreverCompletely free. No credit pull, no obligation, no locked cells. Use it on every deal you ever underwrite.

Get the Deal Sizer (Free)

We'll send it to your inbox within 2 minutes.

How It Works

Plug in the deal. Read the verdict.

Four inputs is all it takes. The workbook does the rest.

1

Enter the Purchase

Offer price, closing costs, and earnest money. The sheet auto-fills typical fees based on loan type.

2

Scope the Rehab

Line-item the scope or drop in a lump-sum budget. Contingency is calculated automatically at 10%.

3

Set ARV or Rent

For flips: after-repair value. For rentals: projected monthly rent and operating expenses.

4

Read the Numbers

Max loan, cash-to-close, projected ROI, and a pass/fail verdict against Pimlico's underwriting bands.

What's Inside

Every metric your underwriter will ask about.

Bridge Tab

Fix & Flip Underwriting

  • Maximum Allowable Offer (MAO)
  • Loan-to-Cost & Loan-to-ARV
  • Total cash-to-close
  • Projected profit & ROI
  • Hold costs by month
  • Break-even sale price
Rental Tab

DSCR / Long-Term Hold

  • Debt Service Coverage Ratio
  • Net operating income (NOI)
  • Cash-on-cash return
  • Cap rate & gross yield
  • Break-even rent
  • BRRRR refinance projection
Summary Tab

One-Page Deal Sheet

  • Printable one-page summary
  • Side-by-side scenario compare
  • Pass/fail underwriting flags
  • Comps tracking section
  • Contractor bid comparison
  • Shareable with partners
Common Questions

FAQ

Is the Deal Sizer really free?
Yes, completely. We built it for our borrowers and we'd rather investors have good math going into a deal than scramble with a back-of-the-napkin calculation. No credit card, no trial, no upsell.
Why do you need my email?
We email the file so it lands in the cloud where you actually work from. It also cuts down on bot traffic and fake signups. We don't sell or share your email, ever. Unsubscribe links are in every message.
Do I need Excel to use it?
The file works in Microsoft Excel (2016 or newer), Apple Numbers, and Google Sheets. Some conditional formatting is cleanest in Excel, but all the formulas work across platforms.
Are the formulas locked?
No. Nothing is locked or protected. You can copy the math, edit assumptions, add tabs. Make it yours. All we ask is that you don't resell the template.
Can brokers use it with their clients?
Absolutely. Many of our broker partners run the Deal Sizer with clients during consults. If you're registered in our Broker Program, you can co-brand it with your contact info.

Got a deal that pencils?

Run it through the Sizer, then get a real rate quote from Pimlico in under 60 seconds.

Get a Rate Quote →
© Pimlico Capital . All rights reserved.  |  All loans subject to underwriting and approval. Rates may change with market conditions.