What is a subject-to real estate deal?

Subject-to means acquiring property while leaving the seller's existing mortgage in place — you take title "subject to" the existing loan. The buyer makes payments but the loan stays in the seller's name until paid off or refinanced.

How much cash do subject-to deals typically require?

Entry cash to seller (arrears cure, moving costs, equity gap) often runs $5K–$25K on residential subject-to — far less than a new hard money or conventional down payment on the same basis.

What cash flow makes a subject-to deal work?

Positive spread after vacancy, maintenance, and full PITI — often $150–$350/mo minimum on SFR depending on reserves and exit. Negative carry requires seller concessions or rate/term assumptions that must be documented.

Does Jaken Finance Group finance subject-to acquisitions?

Jaken Finance Group focuses on hard money, DSCR, and bridge for business-purpose investment property. Subject-to is a creative acquisition strategy — pair this analyzer with our DSCR calculator if you plan to refi out of the existing loan.

What is a subject-to real estate deal?

Subject-to means acquiring property while leaving the seller's existing mortgage in place — you take title "subject to" the existing loan. The buyer makes payments but the loan stays in the seller's name until paid off or refinanced.

How much cash do subject-to deals typically require?

Entry cash to seller (arrears cure, moving costs, equity gap) often runs $5K–$25K on residential subject-to — far less than a new hard money or conventional down payment on the same basis.

What cash flow makes a subject-to deal work?

Positive spread after vacancy, maintenance, and full PITI — often $150–$350/mo minimum on SFR depending on reserves and exit. Negative carry requires seller concessions or rate/term assumptions that must be documented.

Does Jaken Finance Group finance subject-to acquisitions?

Jaken Finance Group focuses on hard money, DSCR, and bridge for business-purpose investment property. Subject-to is a creative acquisition strategy — pair this analyzer with our DSCR calculator if you plan to refi out of the existing loan.

Subject-To Deal Analyzer for Real Estate Investors

This subject-to deal analyzer compares existing loan carry, cash to seller at entry, and projected monthly cash flow before you acquire property subject to the existing mortgage — a common creative finance strategy when rates on the existing note beat today's market.

Get your subject-to proforma worksheet

Cash flow summary is free. Submit your email for a printable worksheet with 12-month carry projection.

Click after submitting the form above. Your detailed schedule will appear on this page.

Subject-to cash flow formula

Monthly cash flow = Effective rent − existing PITI − extra taxes/insurance

Cash-on-cash = (Annual cash flow) ÷ cash to seller

When subject-to beats new financing

Existing note rate is below market (e.g. 3.5% FHA vs 7.5% DSCR refi)
Seller needs relief but loan is current — win-win on entry cash
Property is stabilized with rent above PITI — immediate positive carry
Exit plan is refi or sell before balloon or occupancy change triggers due-on-sale review

Worked example: Indianapolis SFR subject-to

Line item	Amount
Existing balance	$178,000
PITI payment	$1,285/mo
Cash to seller	$8,500
Market rent	$1,650/mo
Vacancy + maint (10%)	−$165
Monthly CF	~$200
Cash-on-cash	~28% annual on entry

Related tools and programs

DSCR calculator — model refi exit off subject-to hold
Fix and flip calculator
Hard money lenders Indianapolis
Embed this analyzer

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Subject-to transactions involve legal and due-on-sale considerations — consult a real estate attorney in your state. Calculator outputs are educational only.

Subject-To Deal Analyzer for Real Estate Investors