What you'd walk away with

• Cash: ARV × 80% − repairs. We pay commission, title and escrow on the cash path. There is no holding line, same as the offer sheet: about 0.3 months to close is roughly $180 at $600 a month, and your payoff and the tax proration already run to the closing day.
• List: sale price − listing fee − buyer-agent concession − owner's title policy (TDI 2026 schedule) − escrow & settlement − buyer repair credit − holding (2.5 months × holding cost).
• Creative (fix-then-list): ARV − listing fee − buyer-agent concession − owner's title policy on the ARV − escrow & settlement − repairs (repaid at closing) − coordination and holding ($1,500 + 3 months × holding cost).
• Then, on all three: − mortgage payoff − property-tax proration − HOA resale certificate & transfer (if there's an HOA).
• Tax proration = annual tax × days from January 1 through the closing date ÷ days in that year (365, or 366 in a leap year).

The first part of each column is the offer sheet on /sell, line for line: with the example inputs it prints the same $213,000, ≈ $233,000 and ≈ $249,550. List and creative show ≈ to the nearest $50, as the sheet does; the lines underneath are exact.

Example assumptions — J.D. sets these. listing fee 2.5% · buyer-agent concession 2.5% · cash price 80% of ARV · escrow & settlement $1,200 · holding $600 a month · 2.5 months to sell listed, 3 on fix-then-list · repair coordination $1,500 · HOA resale certificate & transfer $350.