Underwrite a Maryland rental or a flip the way Samantha runs her own deals — cap rate, cash-on-cash, the 1% rule, GRM, and net flip profit. Switch between Buy & Hold and Flip mode in one click.
The point of underwriting isn't precision — it's pattern recognition. Samantha runs hundreds of these spreads a year. Here's how she reads each metric.
Net operating income divided by total project cost. NOI is rent minus vacancy, management, taxes, insurance, HOA, and maintenance — but not debt service. Cap rate strips out financing so you can compare deals apples to apples. In the DMV, a 6% cap on a B-class single-family is solid; 8%+ usually means a value-add play in Baltimore City or Prince George's.
Annual cash flow divided by total cash invested (down payment + rehab + closing). This is the number that pays for your kid's college. With current rates, anything over 8% cash-on-cash on a stabilized rental is a good deal. Under 4% and you're betting entirely on appreciation.
GRM (Gross Rent Multiplier) is price divided by annual rent — under 100 is generally healthy in the DMV. The 1% rule says monthly rent should be at least 1% of purchase price. Almost no DMV deal hits 1% anymore — Samantha looks for 0.65%+ on stabilized rentals and treats anything below 0.5% as appreciation play, not income property.
Maximum offer = (ARV × 70%) − rehab. It's a screening tool, not a hard rule. In Anne Arundel and Howard County the 70% rule is too tight — Samantha will sometimes take a deal at 75% if the comps are bulletproof and the rehab risk is contained. In Baltimore City she stays at 65% because resale risk runs higher.
For a real underwriting review on a specific Maryland property, request a consultation or see Samantha's active investment pipeline.
Send the address. She'll run rents, comps, and rehab in 24 hours and tell you straight whether it pencils — flip or hold.
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