Wholesale Real Estate Spread Calculator
Wholesale spread = assignment fee you collect for transferring a contract to an end-buyer. Calculate the maximum you can pay seller, the maximum your end-buyer (flipper) can pay, and the spread (your profit) in between.
| ARV | — |
| End-buyer rule applied | — |
| End-buyer max offer (MAO) | — |
| Minus your target assignment fee | — |
| Max you can pay seller | — |
| Seller asking price | — |
| Gap between max-pay and ask | — |
Wholesale real estate = you put a property under contract at a deep discount, then assign that contract to an end-buyer (usually a fix-and-flipper) for a fee. You never close, never own — just collect the spread. Typical assignment fee: $5K-$15K, $20K-$50K in hot markets. The math: end-buyer's max offer minus your assignment fee = your max purchase price.
The Two-Sided Math
Side 1 (end-buyer): they use 70% rule. ARV $250K × 70% = $175K minus rehab $40K = $135K MAO. Side 2 (you): you must contract the property below $135K. If you contract at $115K, your assignment fee is $20K. Side 3 (seller): they must accept your $115K offer. If they ask $130K, you need to negotiate them down $15K or walk. Most deals die at side 3.
Where to Find Deep-Discount Sellers
Motivated sellers = pre-foreclosure, inherited property, tired landlords, divorce, code violations, expired listings. Marketing channels: (1) Direct mail to absentee owners and tax-delinquent lists. (2) Driving for dollars (distressed properties). (3) Bandit signs in target neighborhoods. (4) Probate court records. (5) PPC/SEO for 'sell my house fast'. Cost per qualified lead: $200-$800 typical. Conversion to contract: 1-3% of leads.
Last updated May 2026. Sources: BiggerPockets Wholesaling.