WorkRun The Deal

Open betaReal estate investing · Our own product

Know the number before the offer. Run the job after it.

A deal analyzer and project manager in one app. It shows the math behind every verdict, handles flips, BRRRR, rentals and creative finance like Subject-to, and then runs the rehab once you buy, for the investor, the flipper, the agent and the contractor on the same house.

Product
Run The Deal
Scope
Product, design, engineering, data
Platforms
Web app for phone, tablet and desktop, in light and dark
Site
Start free at runthedeal.com ↗
runthedeal.com/demo
The Run The Deal sample deal: verdict, where the money goes and the max offer
The Run The Deal sample deal on a phone

The problem

Investors do not trust after-repair values they cannot see, and most analyzers get the refinance and creative finance wrong. Once they buy, the deal moves to a different tool to be managed.

What we built

One engine behind 50 strategies that shows where every dollar goes, comps on a map with a confidence score, refinance and Subject-to math done properly, and project management where the budget, schedule, payments and approvals all tie back to the profit.

How fast

First line of code on October 6, 2026, and live at runthedeal.com the same day with 49 deal types. Ten days later, Subject-to became the 50th strategy, with a full redesign and a dark mode. Weeks three and four added a rental portfolio, offer packets, AI pictures of the finished house and a vacation rental planner. Today 3,152 automated tests run on every change.

Where it is

Open beta. Anyone can start free at runthedeal.com/signup. Pricing is published: a Free plan, paid plans from $39 a month billed yearly, and a 14-day trial with no card. Plans for agents went live on October 28. Anyone can open the sample deal at runthedeal.com/demo.

Verdict

A clear answer, with the math showing.

Every deal ends in Good, Marginal or Pass, with one sentence that says why. A stress test shows what an ARV miss or a rehab overrun does to the profit, and every line in the breakdown is tagged as yours or assumed.

  • One profit number, the same on the verdict, the offer packet and the project
  • Stress test on ARV, rehab, rate and rent
  • Where every dollar goes with yours and assumed tags
  • Every strategy side by side, with the best fit called out
  • Rule: an assumption never moves the headline without showing it

Creative finance

Subject-to, modeled like a real strategy.

Sub2 is its own strategy, not a footnote under seller finance. Enter the seller's loan or import it from a one-sheet or PDF, then see four exits side by side, the seller's equity, and what happens if the lender calls the loan.

  • Four exits: hold, flip, wrap or lease option
  • Seller equity solver: the most you can pay and still hit your target
  • Due-on-sale scenario refinanced at today's rate
  • Pre-foreclosure: arrears, late fees and the sale date
  • Safeguards and a clear note that it is information, not legal advice

Comps and ARV

After-repair value you can actually trust.

Closed sales and listings on a map, each with adjustments and a weight, rolled into a likely range and a confidence score out of 100. If the comps disagree with the ARV you typed, it says so and asks before changing anything.

  • Free county records first, a paid lookup only when they fall short
  • Upload your own sold comps, kept private to you
  • Confidence score with how far it searched
  • Never overwrites a number you typed
  • Plans count deals, not lookups, and deals on free data are unlimited

Money and refinance

Refinance math the way lenders underwrite it.

Set the purchase loan first: cash, hard money or private, with points, draws and interest on the drawn balance. Then see every refi program month by month and pick the path that leaves the least cash in the deal.

  • Refi matrix with the best month for each program
  • DSCR, seasoning and delayed financing built in
  • Partner waterfall: loans, capital back, preferred return, split
  • Lender packet with LTC, LTV, LTARV, holdback and dated draw photos
  • Honest labels: refi terms are illustrative, never a quote

Offers and rentals

Make the offer. Keep the rental.

The offer opens below a private walk-away max, and the seller packet goes out in one tap. Wholesalers get a buyer sheet that never shows the contract price. Keep the house, and the portfolio tracks the cash it actually collects.

  • Offer packet with an opening price under your walk-away max
  • Buyer packet for cash buyers, with the contract price never shown
  • Rental portfolio: collected cash flow, units, costs and late rent alerts
  • Rent roll import and lease review, with a Schedule E summary
  • Vacation rental planner with nightly rate, occupancy and a manager fee

Project management

From offer to sold, in the same place.

Once you buy, the underwriting budget becomes the project budget. Profit today moves as costs, change orders and late days come in, so a slipping schedule shows up in dollars, not just dates.

  • Profit today against the profit at purchase
  • Cost of a late day in interest, taxes, insurance and utilities
  • Schedule with tasks, crews and days behind
  • Finish selections carry from Rehab into the project, with order-by dates
  • Contractor portal and lender draw packet by private link

Approvals and teams

One queue for every yes or no.

Payments, change orders, bids and draw requests land in one Needs your approval list, each one tap to approve or decline. Only the owner approves payments unless they let managers do it, and that rule is enforced in the database, not just on screen.

  • One approval queue on Projects and in every job
  • Owner-approved payments, with a switch for managers
  • Lien waiver nudge before money goes out
  • Team seats: see the seat price before you confirm an invite
  • Agent teams: team leads invite agents who serve investor clients

Strategy catalog

Anything real estate, one engine.

Nine residential strategies run on a dedicated engine. Forty-one commercial, land, development, paper and alternative strategies each plug in as a typed definition the interface renders on its own, with a worked example that doubles as a test.

  • 50 strategies, from flips to self-storage and 1031 exchanges
  • AI pictures of the finished house at Good, Better or Best finishes
  • Deal inbox: forward a listing email and it is screened against your criteria
  • AI rehab scope from photos, priced with your own costs
  • Free calculators on the public site for flip, BRRRR, rental and DSCR

Custom builds

Under the hood.

Pure function engine

Every strategy is a pure function with golden tests, so numbers are repeatable and explainable. 3,152 automated tests run on every change.

Light and dark, one system

A warm light look and a night look built from one set of design tokens, with display numerals and gentle charts on every signed-in screen.

Tap budgets

The ten jobs people do most have a maximum number of taps, checked on every change. Approving a payment takes one tap.

Usage metering

Plan limits and packs enforced in the database. It fails closed, warns near the limit and never charges extra without a choice.

Email deal inbox

Inbound email, a webhook, AI extraction and criteria screening, ready when you open the app.

Quality gates

Row-level security, server-only keys, a content security policy, accessibility checks at phone and tablet sizes, and size budgets on every page.

Built with

  • Next.js
  • React
  • TypeScript
  • Tailwind
  • Supabase
  • Postgres
  • pg_cron
  • Claude API
  • Stripe
  • Resend
  • Google Places
  • Leaflet
  • Zod
  • Vitest
  • Playwright
  • Capacitor
  • Netlify

The top screen is the public sample deal at runthedeal.com/demo. The rest are recreations with sample properties and invented numbers. No real deals, addresses, contractors, lender programs or tester data are shown.

More work

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