DPA Deal Calculator
Analyze distressed property acquisitions with a Margin of Safety approach. Account for curative title costs, heir complications, and compare 5 exit strategies.
Current value without repairs
HOA, mechanic's, judgment liens
Select curative method(s) needed. Costs auto-estimated for your state — override with a real quote.
Fixes clerical errors in recorded deeds — misspelled names, wrong legal descriptions, missing signatures.
$250-$600 | 1 week - 3 weeks
Sworn document identifying a deceased owner's heirs. Requires 2 disinterested witnesses who knew the deceased 10+ years. Filed in county deed records.
$400-$2,000 | 1 week - 4 weeks
Court-approved affidavit for small estates. In Texas, estate must be under $100K (excluding homestead). Only transfers homestead property.
$200-$2,000 | 2 weeks - 6 weeks
Texas-specific simplified probate where the will itself serves as title transfer instrument. No executor appointed. Estate must have no unpaid unsecured debts.
$2,250-$4,400 | 30 days - 4 months
Formal court process to administer estate, appoint executor, settle debts, and distribute property. Independent administration is standard in Texas.
$2,000-$10,000 | 6 months - 18 months
Formal court proceeding where a judge determines legal heirs and ownership shares. Court appoints attorney ad litem for unknown heirs. Strongest heirship evidence.
$5,000-$8,000 | 3 months - 6 months
Lawsuit to establish clear ownership by eliminating all competing claims. In Texas, called "Trespass to Try Title." The nuclear option — use when nothing else works.
$2,500-$15,000 | 90 days - 18 months
Florida simplified probate for estates under $75,000 (excluding homestead) or when decedent has been dead 2+ years. No personal representative appointed. Faster and cheaper than formal probate.
$1,500-$3,500 | 30 days - 90 days
Florida's powerful 30-year Marketable Record Title Act (F.S. Ch. 712). If vested record title has been held for 30+ years, old claims and defects self-extinguish. One of the strongest MRTAs in the nation.
$500-$2,000 | 1 week - 4 weeks
Enhanced life estate deed widely used in Florida to transfer property while retaining control during lifetime. Avoids probate on homestead. Grantor retains right to sell, mortgage, or revoke.
$300-$800 | 1 week - 2 weeks
Georgia simplified probate (O.C.G.A. 53-2-40) for intestate estates when ALL heirs agree on the division of property. Requires original signatures from every heir. Order recorded in deed records.
$500-$1,500 | 30 days - 60 days
Georgia's unique Year's Support (O.C.G.A. 53-3-1) allows surviving spouse and/or minor children to petition probate court for property to maintain their standard of living for 12 months. Has priority over nearly ALL other claims.
$500-$2,000 | 30 days - 90 days
Formal petition process (O.C.G.A. 44-2-131) for establishing title through inheritance in Georgia. More structured than a simple affidavit of heirship. Filed and recorded in deed records.
$500-$2,000 | 30 days - 90 days
North Carolina simplified probate (N.C.G.S. 28A-28-1) available only when the surviving spouse is the sole heir or devisee. No dollar cap. Spouse assumes liability for valid claims up to value received. After the order, spouse can convey real property.
$1,000-$3,000 | 30 days - 90 days
Sworn affidavit identifying heirs of an intestate decedent, recorded under N.C.G.S. 47-37. Prima facie evidence of heirship. Unlike Texas, NC title companies often require additional proceedings before insuring based solely on an affidavit.
$300-$1,500 | 1 week - 4 weeks
Special proceeding in rem in Superior Court (N.C.G.S. Chapter 43) establishing title against all the world. Once registered, no adverse possession claims can arise. The nuclear option for severely clouded titles.
$5,000-$15,000 | 3 months - 12 months
Deed prep, closings, etc.
Lawn, winterization, security
Sell As-Is Inputs
Defaults to as-is value ($0)
0% for FSBO
Results
Frequently Asked Questions
What is Margin of Safety in DPA investing?
Margin of Safety measures the difference between a property's as-is market value and your total all-in cost. A 40%+ margin means you could lose 40% of the property's value and still break even. This protects against market downturns, unexpected costs, and appraisal surprises.
What is a quiet title action and when do I need one?
A quiet title action is a lawsuit to establish clear ownership of a property. You'll typically need one when buying tax-delinquent properties with clouded title, heir properties with unknown owners, or properties acquired through tax deed sales. Cost varies by state from $2,500 to $6,000+ depending on complexity and number of defendants.
What's the difference between assignment and double close?
An assignment transfers your purchase contract to an end buyer for a fee — low risk, low capital needed. A double close means you actually purchase the property then immediately resell it — requires funding (even if just for a few hours via transactional funding) but keeps your profit amount private.
Why use as-is value instead of ARV?
ARV (After Repair Value) assumes you'll successfully renovate and sell at top dollar. As-is value is what the property is worth today, in its current condition. For DPA deals, anchoring on as-is value provides a more conservative, realistic analysis. ARV is only relevant for the Fix & Flip exit strategy.
What are typical holding costs for tax-delinquent properties?
Expect $200-500/month for a typical SFR: vacant property insurance ($75-150/mo), property taxes ($50-200/mo), utilities for winterization ($30-50/mo), and preservation like lawn care or board-ups ($50-100/mo). Commercial properties run higher. Don't forget quiet title actions can take 3-6 months.
Find Tax-Delinquent Properties to Analyze
LienSuite aggregates tax-delinquent property data from counties across Texas. Search, filter, and download lists to find your next deal.
Start Free TrialThis calculator provides estimates for educational purposes only. Actual costs, returns, and timelines will vary based on specific deal circumstances, market conditions, and local regulations. Always consult with a qualified attorney, CPA, and real estate professional before making investment decisions.