How to Evaluate a Fix-and-Flip Deal in Under 30 Minutes

Speed without shortcuts. In competitive markets, the investor who can evaluate a deal in 30 minutes — accurately — wins over the one who takes three days. The key is not rushing through the analysis. It is having a structured framework that covers every critical factor efficiently.

The 30-Minute Deal Evaluation Framework

Minutes 1–5: Market Check

• Pull recent sales within a half-mile radius
• Check days on market for comparable properties
• Verify the neighborhood supports the planned ARV

Minutes 6–12: ARV Calculation

• Select three to five strong comps (closed within 90 days, similar size and condition)
• Adjust for differences in square footage, lot size, and finish level
• Establish conservative, base, and aggressive ARV scenarios

Minutes 13–20: Renovation Budget

• Walk through the property photos or video (or the property itself)
• Estimate costs by category: structural, systems, interior finish, exterior
• Apply a 15% contingency to the total

Minutes 21–25: Financial Analysis

• Calculate all-in costs: purchase + renovation + carrying + closing
• Determine profit margin at each ARV scenario
• Check loan-to-ARV ratio against lender requirements

Minutes 26–30: Decision

• Does the deal meet your minimum return threshold at the base-case ARV?
• Are there red flags that require further investigation?
• Go or no-go?

| Time Block | Focus | Key Output | |---|---|---| | 1–5 min | Market | Neighborhood viability confirmed | | 6–12 min | ARV | Three-scenario value range | | 13–20 min | Budget | Estimated renovation cost with contingency | | 21–25 min | Financials | Profit margin and LTARV | | 26–30 min | Decision | Go, no-go, or investigate further |

"The framework does not replace deep due diligence," says the LendlyX team. "It tells you whether deep due diligence is worth your time. LendlyX's DealScore runs this framework in minutes."

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