Deal or No Deal?

Screenshot any listing — FORGE reads the details and analyzes it in seconds.

📷 Drop or click to upload listing screenshot

HOA / Month (optional)

Flood Zone (optional)

Select Your Strategy

Saved Deals

0 analyses saved

Active Projects

0 projects

Land Development Intelligence

Enter any address, parcel number, or vacant lot. FORGE determines zoning, calculates every buildable option, and recommends the highest and best use.

Land Cost / Purchase Price

$

County / Market

Showing saved deals + last analyzed property. Click markers for details.

Last Analyzed

Saved Deals

Active Projects

Settings

AI Integration

Add an OpenAI API key to enable real AI analysis. Without it, FORGE runs in Demo Mode with realistic pre-built scenarios. Your key is stored locally and never sent to our servers.

OpenAI API Key

Powers deal analysis, reno estimates, and narratives

Not set

RapidAPI Key (Zillow56)

Auto-fills property details from active listings

Not set

HUD API Token FREE

Anchors LTR estimates with gov Fair Market Rents by ZIP

Not set

Market Focus

Primary Market

FORGE Partner Directory — SW Florida

Local professionals recommended to users at the moment of decision. Tap to manage partner listings.

FORGE Partner

Partner Spot Available

Licensed Realtor · FL & Ontario Canada

Apply to become a FORGE Partner →

FORGE Partner

Gulf Coast Mortgage Group

Conventional · FHA · Investment

(239) 555-0100

FORGE Partner

SW Florida Title & Escrow

Residential · Investment · Fast Close

(239) 555-1100

FORGE Partner

SWFL Renovation Pros

Full Gut · Kitchens · Baths · Licensed

(239) 555-1300

Data & Privacy

🔨 Reno Estimator

How would you like to build your estimate?

🏦

Let's Get Some Info

Answer a few quick questions and FORGE will tell you exactly what you can qualify for — down payment needed, monthly payment, and DTI.

💼 Annual Household Income

Borrower 1 — W2 / Salaried Income

$

Borrower 1 — 1099 / Self-Employed Income

$

⚠️ Lenders use 2-yr average of net income after deductions. Heavy write-offs? Consider bank-statement loan.

Borrower 2 — W2

$

Borrower 2 — 1099

$

Other Annual Income (rental, social security, alimony, etc.)

$

💳 Monthly Debts

Include car payments, student loans, credit card minimums, other mortgages. Do NOT include your current rent.

DescriptionMonthly Amt

Total Monthly Debt

$0

⚙️ Loan Preferences

Credit Score (lowest borrower)

Property Type

Down Payment

Interest Rate (%)

Target Purchase Price

$

Loan Type	Min Down	Best Use	Rate
Conventional	3–5%	Primary / W2	Baseline
FHA	3.5%	Lower down	+0–0.25%
FHA 203(k)	3.5%	Buy + reno bundled	+0.25%
Bank Statement	10–20%	1099 / self-employed	+0.5–1.5%
DSCR Rental	20%	Investment property	+1–1.5%
Hard Money	20–30%	Fast close / flip	10–14%
Seller Finance	Negotiable	Off-market deals	Negotiated

📈 Deal Summary

Load from a saved analysis or active project

ARV

—

Cost Basis

—

Strategy

—

Net Profit / Equity

—

Run an analysis first

⚙️ Refi / HELOC Calculator ▼

ARV (after renovation)

$

Current Loan Balance

$

Refi Rate (%)

HELOC Rate (%)

Property Type

💸 Cash-Out Refi vs. HELOC

	Cash-Out Refi	HELOC
Max LTV	—	—
New Loan Amount	—	—
Pay Off Old Loan	—	Kept separate
💰 Cash to You	—	—
Monthly Payment	—	Interest only
Closing Costs	~$3–5K	~$500–1K

ℹ️Investment properties: most lenders do not offer HELOCs. Use cash-out refi or a local portfolio lender.

💡

HELOC Power Move: Draw → down payment → close → renovate → refi → repay → re-draw. One HELOC funds multiple deals.

🔄 Rental Cash Flow (BRRRR / Hold) ▼

Monthly Rent

$

Monthly PITI on Refi Loan

$

Monthly Expenses (mgmt/repairs/vacancy)

$

Monthly Cash Flow

—

Annual Cash Flow

—

🔄 The BRRRR Cycle

B

Buy Below Market

Target distressed, expired, off-market. No-HOA = full reno freedom.

R

Rehab (DIY = 40–60% savings)

Materials-only budget. Every month faster cuts holding costs.

R

Rent at Market Rate

Strong SWFL rental demand. Or sell — tax-free up to $500K primary.

R

Refinance

Cash-out to 80% LTV after seasoning. Deploy: —

R

Repeat

Build a portfolio without tying up fresh capital each cycle.

💡 HELOC Deployment Strategy ▼

🏠

Down Payment on Next Deal — Use HELOC as the 20–25% down on an investment property. After renovation and refi, repay HELOC. Net capital out of pocket: $0.

🔧

Fund a Rehab — Draw for materials on your next project. Pay it back from sale proceeds. Speed advantage: no construction loan approval needed.

🌱

Land / Lot Purchase — Use HELOC to buy land. Build with a construction loan. Land purchase clears fast, and HELOC is repaid at closing.

📈

STR Furnishing — Full STR setup (furniture, appliances, linens) runs $8–18K. Draw from HELOC, earn it back in first season, repay.

🔄

Bridge Financing — Cover the gap between buying the next property and selling the current one. Repay HELOC at closing.

⭐

Core Advantages: MLS access · DIY labor (2–3× savings) · No-HOA targeting · Primary $500K tax exclusion · SWFL market growth

Welcome. Let's set up your profile.

Deal or No Deal?

Land Development Intelligence

🔨 Reno Estimator

Let's Get Some Info

Buy Below Market

Rehab (DIY = 40–60% savings)

Rent at Market Rate

Refinance

Repeat