Wholesale Deal Profit Calculator: Assignment vs Double Close, Cost by Cost as Your Books Record It

What does the wholesale deal calculator work out?

What 1 deal leaves you 2 ways: as an assignment and as a double close. It takes the gap between your contract price and your end buyer price, subtracts the costs each exit carries, then the marketing.

Each column ends in 2 numbers: the result at closing and the result after marketing. The first is what the settlement statements leave you. The second also counts what it cost to find the deal.

The calculator estimates before you sign. It is not advice on which exit to use, and it is before income tax.

What numbers do you need for a wholesale deal?

You need 7: the contract price, the resale price or assignment fee, your earnest money deposit, title charges on an assignment, closing costs on a double close, the funding fee rate, and the deal’s marketing share.

• Contract price: what you agreed to pay the seller.
• Resale price or assignment fee: what your end buyer pays. Enter it either way. The calculator works out the other.
• Earnest money deposit: on a double close it is applied to the purchase, so it sets how much funding you need.
• Title charges on an assignment: what title withholds from the fee.
• Closing costs on a double close: your costs on both settlement statements together.
• Funding fee rate: the transactional funder’s fee, as a percentage of the amount funded.
• Marketing share: the part of your marketing that found this deal.

Every input is 1 line of a wholesale deal record. The wholesaling bookkeeping guide shows how that record is kept, deal by deal.

How is the assignment result worked out?

The assignment fee less the charges title withholds gives the result at closing. Less the deal’s marketing share gives the result after marketing. Your deposit comes back separately and is not part of the fee.

The Deal 1 preset, 1807 Example Dr, Woodland, which closed as an assignment on Jul 14, 2026.

The $14,250 is the net fee title wired on Jul 14, 2026. The $1,000 deposit came back in its own wire the same day.

The calculator stops at the result. The entry behind it, from the gross fee to the 2 wires, is in assignment fee bookkeeping.

How is the double close result worked out?

The resale price less the contract price, less closing costs on both settlement statements, less the funding fee. The funding fee is the rate times the amount funded: the contract price less your deposit.

The Deal 2 preset, 455 Sample Ct, Rio Linda, which closed as a double close on Sep 16, 2026.

The $208,000 funded is the $210,000 contract price less the $2,000 deposit.

The calculator shows 1 result for the deal. The books record 2 settlement statements and a same-day loan, set out line by line in double close bookkeeping.

Why do the 2 exits give different results on the same deal?

Each exit carries different costs. An assignment carries title charges on 1 statement. A double close carries closing costs on 2 statements plus a funding fee. The calculator keeps both prices the same for both.

Each preset fills in both columns. The exit the deal really took is marked "How it closed". The other column is a what-if, and it borrows the 1 or 2 inputs the deal never had from the other deal.

What the calculator leaves out

• A different end buyer price for each exit. If you expect one, run the calculator twice.
• A partner’s share of the fee. That is a cost on the deal, recorded on its own line.
• Income tax. How any of this is taxed is a question for your CPA.

How do you track every deal’s fee, deposit and costs?

In 1 spreadsheet with 2 working tabs after a How to use tab. The deal calculator tab runs the arithmetic on this page. The deposit tracker tab lists every deal with its reference, its lead source, its deposit and the deposit’s status.

Download the wholesale deal and deposit tracker (Excel, .xlsx). It opens with invented data for Demo Wholesale LLC, so every column shows how it is used.

• Tab 1, Deal calculator: the same inputs and both exits, with the same arithmetic as the calculator above.
• Tab 2, Deposit tracker: Deals 1 to 4, 1 row each, with the deal reference, the lead source, the deposit and its status.

The deposit tracker for Demo Wholesale LLC on Sep 30, 2026.

A deposit is always in 1 of 4 states: still out, applied, refunded or forfeited. The entry for each state is in earnest money deposit bookkeeping.

How do you check the estimate once the deal closes?

Keep the estimate. When the deal closes, compare it with the deal’s row on the deal-by-deal report, line by line. The line with the biggest gap is the one to plan differently next time.

1. 1Before you sign, save the estimate for the exit you plan to use.
2. 2When the deal closes, find it on the deal-by-deal report.
3. 3Compare each line: fee or spread, title or closing costs, funding fee, marketing.
4. 4Note the line with the biggest gap, and adjust that input on the next deal.

We explain the deal-by-deal report and the monthly profit and loss, with Deals 1 to 4, in wholesale real estate profit and loss.