Quick answer: A wholesale deal sheet is a one-page summary cash buyers use to decide in minutes: address, contract price, ARV with 3 comps, a line-item rehab estimate, access instructions, closing date and title company. DispoKey's 72-hour buyer match starts when the sheet is complete, which is why every number on it must be documented, honest and free of discriminatory wording.
- Lead with price, ARV and rehab, the three numbers buyers check first.
- Attach the comps and photos that support each number.
- State access rules, deadlines and the title company plainly.
- Describe the property, never the people who live nearby.
Buyers skim dozens of deals a week. A deal sheet that hides the rehab, rounds the ARV up or leaves out the closing date gets skipped, and one that overstates the numbers costs you that buyer for the next deal too. This guide is the template our disposition team uses when a contract arrives, with the reasoning behind each field. If you are still pricing the contract, start with how to comp a wholesale deal.
What do cash buyers read first on a deal sheet?
Price, after-repair value and rehab estimate, in that order. Together they tell a Fix & Flip buyer whether the spread works and a Buy & Hold buyer whether the rent covers the basis. Put them at the top, in a box, with the date you calculated them.
How should you show ARV?
Show a value range backed by 3 sold comps of similar size, age and condition, sold within the last 6 months and close to the subject where possible. List each comp's address, sale date, price and square footage. A single number without comps reads as a guess.
How detailed should the rehab estimate be?
Detailed enough that a buyer can disagree with a line rather than the whole total. Break it into roof, mechanicals, kitchen, baths, flooring, paint and exterior, and note what you saw versus what you assumed. Our rehab cost guide has the categories.
| Section | Required fields | Proof attached |
|---|---|---|
| Deal numbers | Price, ARV range, rehab total | Comps table, rehab lines |
| Property facts | Beds, baths, sq ft, year built, lot | Assessor record |
| Condition | Photos of every room and the roof | Dated photo set |
| Access | Walkthrough windows, lockbox rules | Seller-approved schedule |
| Closing | Title company, closing date, EMD terms | Signed contract summary |
What wording rules apply to a deal sheet?
Two federal rules matter most. The Fair Housing regulation at 24 CFR 100.75 makes it unlawful to publish a notice, statement or advertisement for the sale of a dwelling that indicates a preference or limitation based on race, color, religion, sex, handicap, familial status or national origin, including through words, photos or symbols. [1]
Separately, 15 U.S.C. 45 declares unfair or deceptive acts or practices in commerce unlawful, which is why numbers you cannot support do not belong on the sheet. [3] State rules on marketing a contract you do not own can add requirements; our guide to wholesale real estate marketing permissions covers them.
How do you describe the neighborhood safely?
Describe the property and verifiable facts, such as distance to a highway, school district name or recent sales on the street. Avoid phrases about who lives in the area or who the home is "perfect for." HUD's Fair Housing overview explains the protected classes. [2]
Worked example: the top box
The numbers below are illustrative only and show the format, not a real deal.
| Field (example only) | Entry |
|---|---|
| Contract price to buyer | $118,000 |
| ARV range (3 comps, last 6 months) | $205,000–$215,000 |
| Rehab estimate (line items attached) | $42,500 |
| Walkthroughs | Tue and Thu, 10am–2pm, seller-approved |
| Title company and closing | Named title company; close by contract date |
A buyer can see in seconds that the example leaves roughly $45,000 to $55,000 before holding and selling costs, and decide whether to book a walkthrough.
How many photos and what access details?
Every room, the roof, the mechanicals and any damage, taken the same day and labeled by room. Missing photos of a basement or roof make buyers assume the worst. State walkthrough windows the seller has approved and keep an access log for every visit.
Which deal sheet mistakes cost you buyers?
The most expensive mistakes are the ones a buyer discovers at the walkthrough. Each one makes your next sheet harder to trust.
- An ARV taken from the highest comp in the area instead of the closest match in size and condition.
- A rehab total with no line items, which forces the buyer to start from zero.
- Photos that skip the basement, roof or kitchen, the rooms that drive the budget.
- No closing date or title company, so the buyer cannot tell whether the timeline works.
- Changing the price after buyers have walked the property without a documented reason.
Sending a deal sheet to DispoKey
When you submit an off-market deal, our team builds the buyer-facing sheet from your contract, photos and comps. Our 72-hour buyer-match guarantee runs from a complete submission, the fee split is 60/40 in your favor and there is $0 upfront. We accept off-market contracts only; on-market listings are declined. Questions about a submitted deal can be texted to (802) 618-0015 with your DK ID.
Before you send, run the numbers through our wholesale calculators so the price on your sheet leaves the buyer a real margin.
When DispoKey may not be your best option
If you already have a strong buyer ready to close at your price, sending the sheet straight to that buyer is simpler than a JV. A dispo partner earns its share when you need reach you do not have.
Key takeaways
- Put price, ARV and rehab in the first box, with dates.
- Back every number with comps, line items and photos.
- Describe the property, never the people, to stay within fair housing rules.
- State access, title and closing terms plainly.
Frequently asked questions
What should be on a wholesale deal sheet?
Address, contract price, ARV range with 3 comps, a line-item rehab estimate, property facts, a full photo set, access rules, the title company and the closing date. Each number should be supported by an attachment.
Should I list the ARV as a single number?
A range backed by comps is more credible than one number. Buyers will run their own comps; a range that matches theirs builds trust for the next deal.
Can a deal sheet say a home is good for families?
Avoid it. 24 CFR 100.75 bars advertising that indicates a preference based on familial status and other protected classes. Describe bedrooms, yard size and school district names instead.
