When you're chasing a deal, the money is usually the slowest part. You find a property, the clock starts, and you still don't know what your loan looks like or how much cash you'll need to bring. Most lenders want a phone call first, and then you wait a day or two just for a ballpark. The instant term sheet skips that wait. You type in your deal, and about three minutes later you've got an itemized document priced against real lender programs, before you've talked to anyone.

What the Term Sheet Shows You

What you get back is a full term sheet with your name and your property on it. Here's what it shows:

  • Your loan amount and how it's built: a percentage of the purchase price plus your rehab budget
  • The interest rate and loan term
  • Your down payment and every fee, each on its own line: origination, broker fee, title and closing
  • Your cash to close, the actual number you wire at the closing table
  • The proof of funds a lender will want to see in your account
  • Your estimated monthly payment, both when the loan first funds and at full draw, once all your rehab money has been released
Your Term Sheet
A Capital Kings instant term sheet for a sample Houston fix and flip: $200,000 purchase, $50,000 rehab, $380,000 after repair value, a $240,000 loan at 11.49% with 2% origination, every closing cost labeled with who it is paid to, $25,529 total cash to close and $52,817 proof of funds.
A real term sheet from the tool, on a sample deal. Every number is itemized, and every line shows who it's paid to. Tap it to open the full sheet, which also runs a 70% rule check and estimates your profit when you sell.

Does It Cost Anything, or Touch My Credit?

No, and no. It's free, and there's no credit pull. When the tool asks about your credit score, you're just telling it your range so it can match you to the right program. Whether you're sitting at an 800 or still rebuilding, I've got lenders for that. Nothing gets run, and nothing hits your report.

Just know going in that this is a preliminary estimate, not a loan commitment. It uses real lender pricing, so the numbers are honest, but the final number can still move. I'll get to why near the end.

What to Have Ready

You don't need much. Before you start, just have a rough idea of:

  • The property address and purchase price
  • Your rehab budget
  • Your after repair value (ARV) estimate, meaning what the property sells for once it's fixed up
  • Roughly how much cash you've got to work with
  • Your credit range and how many deals you've done

Don't have exact numbers yet? Estimate them. Running your deal math first helps, but you can change any of it later.

How to Get Yours in About 3 Minutes

Before you apply, you can test a deal right here. The mini term sheet below is the same one on our homepage. Drag a slider, or click any number and type your own, and everything underneath updates as you go.

The 90%, 95% and 100% buttons set how much of the purchase price the loan covers, and the rest is your down payment. The LTV bar compares your loan to the ARV. Once the loan would pass 75% of the ARV (70% at 100% financing), it gets capped there and your down payment goes up to cover the difference. The 95% and 100% options are the major Texas metro programs; outside Texas, a first flip starts at 10% down.

Capital Kings Mini Term Sheet Capital Kings LLC Live
Your deal
$50K$1.5M
$0$500K
$100K$3M
Your terms
Loan Amount$369,500
of purchase + 100% of rehab
Current LTV67.2% 75% MAX
Loan-to-Value of ARV
Down Payment$15,500
Closing Costs & Fees$21,872
Lender and broker fees, title, insurance, appraisal and prepaid interest
Total Cash to Close$37,372
Proof of Funds RequiredDown + fees + holdback + 6 mo. interest$74,176
See Your Full Term Sheet →

Nothing you type here gets saved. These numbers price a first deal at 700-759 credit on our Texas programs, where 95% and 100% of the purchase are available in the major metros. Other states price on their state page. When you apply, the full term sheet adds your rate, loan term and monthly payment, priced for your own credit and experience.

When you're ready for the full sheet you can save and download, here's how to get it:

Start the application and pick "I have a property"

Head to the apply page. If you've already got a property under contract or picked out, choose the first path. If you're still shopping, the "Quick Pre-Approval" path gets you a letter you can make offers with.

Drop in your deal numbers

Property address, purchase price, rehab budget, and your ARV estimate. It's the same info you'd give any lender.

Choose your deal structure

After you enter your credit range and experience, you'll see a set of programs, each priced live for you. Less down keeps more cash in your pocket, and more down usually gets you a lower rate. Whichever one you pick is exactly what your term sheet will show, so you don't end up with a one-size-fits-all quote.

Get your term sheet

It's ready as soon as you finish. You can view it or download the PDF, and a copy saves to your borrower portal for whenever you need it.

capitalkings.co/apply
Capital Kings application start screen asking where you are in the process, with three paths: I have a property, Quick Pre-Approval, and Just Running Numbers.
Step one. Pick the path that fits, and the tool takes you the fastest way to a real answer.
Why the final number can move. Your term sheet is priced on the numbers you gave it. The lender still has to appraise the property, confirm your actual credit and review your file, and any of those can shift your terms. What the term sheet does is get you most of the way there in three minutes instead of three days, so you can make offers knowing your cash to close before you commit a dollar.

Common Questions

Is an instant term sheet a real loan offer?
No. A term sheet is a preliminary estimate. It isn't a binding loan commitment or a guarantee of financing. It's built on real lender pricing, so the numbers are realistic, but your final terms get set after the property appraisal and a full review of your file.
Will getting a term sheet run my credit?
No, there's no credit pull. The tool only asks for your estimated credit range so it can match you to the right lender program. Nothing gets run, and nothing hits your credit report.
How accurate is the instant term sheet?
It's as accurate as the numbers you put in. If your purchase price, rehab budget, and ARV estimate are close to reality, your loan amount, rate, and cash to close will be close too. The final terms get confirmed after the appraisal and the lender's review.
What do I need to get a hard money term sheet?
Your property address and purchase price, your rehab budget, your estimated after repair value, roughly how much cash you've got to work with, your credit range, and how many deals you've done. The whole thing takes about three minutes.
Do I have to talk to anyone to get one?
No. You get the term sheet instantly, and it saves to your borrower portal. I'll only follow up if you want me to. Pulling your numbers doesn't come with a pitch or any pressure.

Not sure a deal pencils out? Build the term sheet first, and then we can go over the numbers together. It won't cost you anything, and you'll know where you stand.

See your numbers in about 3 minutesYour loan amount, rate, every fee, and cash to close, itemized. No phone call, no credit pull.
Get My Term Sheet →