MW Realty Group · Fix & Flip
Buy with hard money. Rehab. Rent it at the new number. Refinance into a Fannie Mae or Freddie Mac loan, the kind a lender like Arbor makes. The cash that comes back is the next deal. The big number is the building's value, not a check.
| Hard money loan | — |
| Cash at purchase | — |
| Project cost | — |
| Interest during the hold | — |
| Income during the hold | — |
| Interest you cover out of pocket | — |
| NOI on today's rent | — |
| NOI after rehab | — |
| Income added | — |
| Agency loan | — |
| What caps that loan | — |
| New annual mortgage | — |
| Cash flow after the new loan | — |
| Debt coverage | — |
| Cash still in, or yield if some remains | — |
| Yield on cash still in | — |
The sample is a 38-unit illustration that can land near a $5 million value if the rents and the cap rate hold. It is not someone's actual books. A public version of that "$5 million" result was a later sale, not cash pulled out on day one. Operating expenses are taxes, insurance, repairs, and management. Do not put either loan in that box.
Just outside Miami-Dade
South Broward, checked September 27, 2026. Hallandale Beach, Hollywood, and Miramar sit on the other side of the county line from Aventura and Golden Beach. This is the first cut of listings a commercial or residential-income broker has in public view. It is not every building for sale. Broward's public parcel map no longer shows whether taxes are unpaid, so nothing here is marked distressed unless a tax record says so. None of these do.
| Building | Units | Ask | Who is selling it | Tax check |
| 1843 Dewey St, Hollywood | 27 | Not published | Cushman & Wakefield multifamily group | No delinquency found. Price is behind a call. |
| 1927–1929 Roosevelt St, Hollywood | 10 | $2,250,000 | Fausto Commercial, listed July 6, 2026 | Broker says rents are below market. Taxes not shown as unpaid. |
| 705–713 NE 3rd St, Hallandale Beach | 9 | $1,950,000 | The Keyes Company, listed April 19, 2026 | Broker says rents are below market. Not a tax case. |
| 224 SE 9th Ct, Hallandale Beach | 4 | $879,000 | Media Realty. Folio 5142 27 14 0920 | 2025 tax year is on the listing. No unpaid balance found. |
| 6125 SW 40th Ct, Miramar | 4 | $910,000 | Coldwell Banker. MLS A11992504 | 2025 tax bill on the listing is $16,925. Renovated in 2024. Not distressed. |
| 2202 Van Buren St, Hollywood | Land, planned 39 | $2,200,000 | Fausto Commercial. MLS A12002398 | Not an apartment building. An older card still says 40 units at $3.2 million. The live listing is vacant land. 2025 taxes on the card are $17,205. Sold in 2022 for $1,625,000. |
Run any row through the calculator above. A building with no unpaid taxes and a full asking price is not the distressed purchase. The 27-unit Dewey Street listing is the only operating complex in this first cut, and it does not publish a price.
This is a worksheet
Both rates are whatever you type. Nothing on this page is an offer of credit, and Arbor is named only as an example of a lender that delivers Fannie Mae and Freddie Mac loans. The new loan is the smaller of the value cap and the debt-coverage cap. If the refinance does not pay off the hard money, the repeat step does not start.