To analyze a new property:

1. Click + New Deal in the Analyzing tab
2. Type the address — autosave kicks in 1.2 seconds after you stop typing (look for the green "Saved just now" pill in the header)
3. Fill out Property Info, then add 3 sold comps to drive the After Repair Value
4. Check items in the Rehab Calculator that need work
5. Set your Offer (and Accepted Price once the seller agrees)
6. Look at the 5 exit cards at the bottom — the green-bordered one with "BEST" is your recommended exit
7. Click any exit card to see its full cost + profit breakdown

To revisit an existing property: click any row in the Analyzing or Analyzed list. The Imported column shows how long ago each property was added (green ≤ 7 days, amber ≤ 30, red > 30).

• Asking Price — what the seller is asking
• Offer — the price you've offered (or are about to offer)
• Accepted Price — what the seller agreed to. Once filled, this becomes the actual buy price for all exit math (overrides Offer)
• ARV − Asking — gap between After Repair Value and Asking
• Max Offer — your highest viable offer to still hit profit cushion ($10k). Computed as No Profit Offer − $10,000
• No Profit — break-even price: ARV − rehab − money − selling − closing
• Commission — 15% × (Max Offer − Accepted/Asking). Your assignment-fee target on a wholesale

• Z + G icons next to Address open the subject in Zillow / Google Maps
• Total Livable SqFt is auto-summed: Floor 1 + Floor 2 + Floor 3, plus Basement and/or Attic only when their checkboxes are ticked
• Flood Zone + 🌊 = FEMA flood map for the address
• Crime Grade + 🚓 = CrimeGrade.org for the ZIP
• Assessor Site / GIS Map URL — paste any county portal link; the 🌐 button opens it
• Lot Size in acres, Parking Status dropdown

Comparable Sold Properties — 3 closed sales nearby. Drives After Repair Value (= Total Livable SqFt × Avg Sold $/SqFt, rounded to $1,000). Use the Override field if you have an appraisal that says different.

Comparable Listed Properties — 3 active listings. Computes Estimated Listed Value + Estimated Real Value (90% of listed, since listings typically drop ~10%). Informational only — doesn't drive math, but useful for sanity-checking your ARV.

Rental Comparable Properties — 3 nearby rentals. Computes Average Rent /mo which feeds the Cash Rental and Financed Rental exits. Override field lets you lock in a known lease rate.

Each comp row has: address (with Z + G icons), price/rent, distance to subject (📍 Refresh Distances button uses free US Census geocoder, no API key), bed / bath / sqft / year built, lot size, parking.

Tracks every condition factor (electrical, plumbing, roof, HVAC, foundation, occupancy, etc.) so you have a complete record per property.

Default columns: LAST UPDATE · CURRENT STATUS · MATERIALS / TYPES · ADDITIONAL

✏️ Edit Checklist mode lets you:

• Drag any field between columns or reorder within a column (drop on top half = above, bottom half = below)
• Click a column header to rename it
• + Add Column for a new group with a fresh color
• + Add Custom Item for a new free-form field at the bottom
• ✕ next to header / item to delete

Layout saves per-deal. Additional Notes at the bottom is a full-width textarea for free-form notes.

The single source of truth for the rehab dollar figure used by every exit's math.

How it works:

1. Each item has a $/SqFt price (editable per deal). Cost = price × Total Livable SqFt
2. Check items the property needs → Actually Needed Cost sums the checked items
3. Default Contingency % is 10 (industry standard 10–20%) → Contingency $ adds buffer
4. Subtotal w/ Contingency = Actually Needed + Contingency $
5. Override Rehab $ (optional) — type a contractor's bid here to bypass the per-item math
6. Final Rehab Amount (highlighted indigo box) = Override (if filled) or Subtotal w/ Contingency. This is what the exits use.

✏️ Edit mode works the same as the Condition Checklist — drag items between columns, rename, add columns, set custom prices. ↺ Reset Defaults snaps back to the standard 4-column layout (Interior / Exterior / Mechanicals / Other).

Five strategies are computed in parallel using your inputs. The card with the green border + "BEST" badge is the highest annualized return.

🤝 Wholesale (Assignment) — never close, assign the contract to a cash investor. Profit = (70% ARV − rehab) − your contract price. Days to close ≈ 14. Capital tied up = $0.

🔨 Wholetail — light cosmetic + clean-out (capped at $30/sqft), sell at ~80% ARV. Max 90-day timeline; anything heavier or longer is a full Flip.

🏗️ Full Flip — full rehab + retail sale at ARV. Use the rehab months + listing months to set timeline.

💵 Cash Rental — buy with cash, no leverage. Pure cashflow + cap rate. Capital tied up = buy + rehab + closing.

🏦 Financed Rental — 25% down, 75% loan at 6.5% / 30yr. Best leveraged return.

Click any card to see the full breakdown: closing costs, money costs, holding costs, selling costs, profit math, and editable assumptions (closing %, holding months, agent commissions, loan terms, tenant expenses) for that specific exit.

• Every keystroke triggers a debounced auto-save 1.2 seconds after you stop typing
• The status pill in the header shows: Idle (grey) → Unsaved… (amber) → Saving… (blue, pulsing) → Saved Xs ago (green)
• 💾 Save Now forces an immediate save with a confirmation toast
• Address must be filled for the first save (otherwise the database can't insert)
• Refreshing the page or closing the browser does NOT lose data — everything's stored in Supabase
• The 📅 Added X days ago badge under the address shows when the property entered the system

Click the 🔀 Reorder button in the calculator header. Each section gets a dashed indigo outline and a drag handle pill at the top-left. Drag panels up or down to change the order. Drop above a section to insert before it, below to insert after.

Order saves per-deal. New sections added in future updates automatically appear at the end so nothing gets hidden.

Click 📋 Load Demo Deal in the calculator header to pre-fill everything with the 2530 S Roosevelt Dr (Evansville, IN) property — useful for seeing how the formulas work before entering your own data.

The demo loads address, comps, rehab tier, condition checklist values, and rental comps. Click 💾 Save Now to persist it as a real deal in your Analyzing list.

• Tab moves between fields in order
• Click any exit card to expand its breakdown — click again or ✕ Close to collapse
• In edit modes (Checklist, Rehab, Reorder), drag with mouse — handles appear automatically
• Hover any field for a tooltip explaining what it does
• 📍 Refresh Distances uses your IP address indirectly via Census, no Google API needed