Advanced remodeling calculator

Remodelytics

A multi-engine home upgrade ROI and underwriting platform for homeowners, investors, and lenders who need remodel math that separates resale lift, energy savings, income, risk, and leverage.

Property lookup

Start with the property, then edit the scenario

This first integration slice pre-fills ZIP, size, current value, and comp-based renovation value from an address lookup flow. It uses a local fallback adapter today, so we can wire the workflow before adding a live data provider.

manual fallback

Property address

ZIP

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Source unavailable

Size

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Source unavailable

AVM

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Source unavailable

Comp ARV

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Comp context unavailable

Multi-engine platform

Model the remodel like an underwriter, investor, and homeowner at once

Segment a renovation across resale lift, energy NPV, income potential, over-improvement guardrails, and loan leverage. Values are live-calculated from your assumptions and ready for pressure testing.

Selected project

Kitchen remodel

Low risk

Local cost

$76,653

CCI-adjusted scope

ARV

$712,000

Comp / 70% blend

MAO

$421,747

Investor ceiling

Project typeRoutes the remodel into the best-fit engine.Material tierApplies a proxy finish-grade multiplier.ZIP codePlaceholder for RSMeans, AVM, AMI, and DSIRE lookups.Home value

Baseline property value used for NKBA and green-premium checks.

National baseline cost

Generic model before localization.Local CCI

Proxy city cost index.Comp average ARV

As-completed comp sale average.Green premium

Property appreciation modifier for verified energy upgrades.

Engine output

Resale analytics

Resale lift

$62,690

-18.2% point-in-time ROI

Energy NPV

-$40,549

$117 estimated monthly savings

Income value

$326,400

10.5% cash-on-cash return

Leverage

81.8% LTV

CLTV 67.8% after proposed HELOC

Engine confidence map

Resale82

Energy27

Income123

Risk100

LTV100

Safeguards and underwriting flags

NKBA budget warning meter

12.3%

No underwriting stress warnings triggered by the current assumptions.

Household income

Used for HEAR/HOMES AMI bands.Local AMI

HUD AMI placeholder until API integration.Energy reduction

Modeled whole-home energy reduction.Debt-to-income (DTI)

Underwriting stress check using DTI.

Underwriting assumptions

As-completed valuation and leverage

FHA / HomeStyle / HELOC stress

Current value

Current AVM or appraisal baseline.Purchase price

Purchase basis for lesser-of LTV.Mortgage loan

Proposed loan amount for LTV tests.Proposed HELOC

Additional lien amount for CLTV.Mortgage balance

Existing mortgage balance for CLTV.

Income and energy assumptions

ADU cash flow and green appraisal inputs

30-year lifecycle

Gross monthly rent

Projected rental income from ADU or conversion.Operating expenses

Monthly expenses before debt service.Debt service

Monthly financing cost.Initial cash outlay

Cash invested for cash-on-cash return.Baseline utilities

Monthly energy spend before upgrades.Current efficiency

Existing SEER, SEER2, AFUE, or comparable rating.Proposed efficiency

New SEER, SEER2, AFUE, or comparable rating.DIY share of ARV

Flags owner-DIY renovation scopes above 10%.Utility inflation

Annual escalation used in savings NPV.Discount rate

Discount rate for the 30-year lifecycle model.

PRD implementation

Built as an API-ready first version

This release keeps the calculations local and transparent while shaping the interface around the future data broker: RSMeans or XactRemodel costs, AVM feeds, HUD AMI, EIA utility rates, and DSIRE or state rebate programs.

Current data mode

User-entered scenario assumptions with defensible default formulas. No external cost, valuation, rebate, or credit API is called yet.

Core engines

Localized cost scaling

Applies city cost index and material-tier multipliers before any ROI, ARV, or leverage math runs.

Investor and lender lens

Calculates comp ARV, 70% rule ARV, MAO, purchase LTV, refinance LTV, and CLTV from the same scenario.

Energy policy logic

Models HEAR, HOMES, and Section 25C incentive paths using household income, AMI, savings, and caps.

Over-improvement guardrails

Flags NKBA-style spend ratios, DIY concentration, DTI stress, and high combined leverage before a remodel looks artificially attractive.

Formula stack

Local cost = baseline x local CCI / baseline CCI

MAO = ARV x 70% - repair cost

CLTV = (mortgage balance + HELOC) / ARV

Energy NPV = discounted savings - net project cost

Planning note

Not a live appraisal or loan approval

Remodelytics is a scenario model. Actual valuation, rebates, lending eligibility, and tax outcomes depend on verified comps, program rules, documentation, and lender overlays.