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Subject-To
New Lead
$380/mo
Single Family · 3 bed · 2 bath · 1,680 sqft
No motivation signals detected in listing text.
AI Verdict
WATCH
Red Flags
- FHA loan — due-on-sale clause applies, lender notification risk
- As-is condition — repair scope unknown without inspection
- No existing loan payoff statement provided
Opportunities
- Strong interest rate advantage — 3.25% vs current 7%+ market rates
- Motivated seller with 47 DOM and $19k price reduction
- Positive cashflow of $380/mo at market rent
- Below-market rate creates significant monthly savings
Suggested Questions
- What is the exact loan payoff balance and monthly payment breakdown?
- Why is the seller relocating and what is their timeline?
- Has the seller received any default or late payment notices?
- What repairs are needed and has seller done a pre-inspection?
Suggested Offer Structure
Offer to take over existing FHA loan subject-to at $310,000 purchase price. Request 60-day close to allow for title search and insurance setup. Propose $3,000 cash at closing for seller moving expenses to strengthen motivation.
Next Best Action
Request loan statement and schedule property walkthrough within 48 hours. Seller is motivated — move fast.
Financial Snapshot
Monthly Payment
$1,420/mo
Gross Cashflow (before CapEx)
$780/mo
Net Cashflow (after 15% CapEx)
$450/mo (after 15% CapEx)
CapEx reserve: 15% of rent set aside for repairs and replacements
Market Rent Estimate
$2,200/mo
Monthly Cashflow
$380/mo
Equity Position
$43,000
Deal Profit Breakdown
Your estimated profit across all three phases of this deal
Payday 1 — At Closing
Entry profit
Total Entry Profit
$3,000
Entry Cost
Payday 2 — Monthly Cash Flow
During hold period
From analysis market rent
From analysis estimated PITI
Total over 24 months
$18,720
Payday 3 — At Exit
Sale or refinance
$250,862
Calculated from loan balance, rate, term, and hold period
Default 6%
Net Exit Profit
$55,108
Total estimated profit
$76,828
Add total cash needed in the analysis to calculate ROI.
State Compliance
Property state: TX · Strategy: Subject-To
Dodd-Frank Act
Seller financing on residential properties may trigger Dodd-Frank compliance requirements. Consult with a real estate attorney before structuring seller finance deals.
Consult with local attorney before proceeding.
Due-on-Sale Clause
Subject-To acquisitions involve taking title while existing mortgage remains. Lender may call the loan due. Understand the risks before proceeding.
Consult with local attorney before proceeding.
Laws change frequently. ACQERA provides general information only, not legal advice. Always verify with a licensed attorney in your state.
Subject-To Analysis
Loan Status
Existing FHA loan — 23 years remaining
Due On Sale Risk
Medium
Due On Sale Reason
FHA loans include due-on-sale clauses; land trust or lender notification strategy recommended.
Rate Assessment
Strong advantage
Rate Assessment Reason
3.25% existing rate vs 7%+ current market — significant monthly savings.
Due Diligence Checklist
- Obtain current loan statement
- Order title search
- Confirm insurance quote for investor policy
- Walk property for as-is repair scope
Three Payday
Payday 1 — Deposit
$3,000
Payday 2 — Monthly Cashflow
$380/mo
Payday 3 — Backend Profit
$43,000
Total Deal Profit
$50,560
Explanation
Payday 1 is cash at closing. Payday 2 is projected monthly cashflow. Payday 3 is backend profit at exit.
Outreach
Hi, I saw your home on Maple Creek is still available. I work with investors who can close quickly as-is without traditional financing. Would you be open to a quick call this week?
Seller Script Library
Mr./Mrs. Seller, I want to share something that most buyers won't offer you. Instead of getting a new loan, I can take over your existing mortgage payments directly. You get relief from the payments, I handle everything going forward, and we can close quickly without the typical bank delays.
Call Scripts & Agent Outreach
Use when: Seller called you back after receiving your letter or SMS
Use when: Calling a property owner who has not contacted you
Use when: Listing has been on market 90+ days
Use when: Approaching listing agent directly without a buyer's agent
Next Actions
- Request loan statement and payoff breakdown
- Schedule property walkthrough within 48 hours
- Verify rent comps for Cedar Park submarket