A flip file is an exit file. After-repair value is the retail number the desk uses to size LTARV and to estimate profit. Maximum allowable offer is a separate, older heuristic operators use before they bid. This site treats MAO as education — not policy.
ARV — after-repair value
ARV is what a retail buyer is expected to pay after the work is done. It is not today's as-is price and it is not a wholesale assignment fee. On this worksheet, ARV is also the default sale price. Enter it before you bid. Without ARV, only the LTC cap binds — and profit / ROI stay blank.
MAO_70 — educational only
The common 70% rule is MAO = ARV × 0.70 − rehab. It ignores points, IO carry, selling costs, and contingency. That is why the calculator shows it as an optional heuristic next to the live P&L, not as a bid.
Heuristic
MAO_70 = ARV × 0.70 − rehab
Rehab only — contingency is not subtracted here. Compare MAO to your contract price. If purchase sits above MAO_70, the 70% rule is already tight before carry.
Why the P&L is stricter
Net profit on /calculator subtracts selling costs, points, and interest-only carry from the same ARV. ROI is net profit divided by cash in (equity gap plus points). A deal can clear MAO_70 and still print a thin ROI once carry is honest.
Run both on the Fix & Flip Profit Calculator. Assumptions are yours. Not a GI quote. Not a credit decision.
What this is not
ARV is not an appraisal. MAO is not a program overlay. Neither is a commitment to lend. Broker, not a lender. Business Purpose / No Owner Occupied.