Find the next flip.
Know the margin before you offer.
Houmi is an AI flipping partner. Tell it your buy box — it finds the deals, reads the photos, prices the rehab, runs the 70% rule, and walks the offer to close.
Houmi is AI software — not a licensed agent, brokerage, or financial advisor.
No credit card. Free during early access. Nationwide coverage.
Chat with Houmi
Found 3 candidates. Best fit:
2032 W 77th St, LA
List $725K · ARV $1.04M · Rehab $130K
Strong flip
$86K profit · 24% ROI
ARV $1.04M (P75 of 39 sold comps). Rehab est $130K · profit at list $86K · 70% rule passes with $42K cushion.
Verified · ARV from sold comps · rehab from photos
Photo-AI
Rehab read from listing photos
Sold comps
ARV grounded in real sales, not Zestimate
Nationwide
ZIP-level coverage across the US
Seconds
From listing open to scored verdict
Tell Houmi your buy box. It finds the flips.
Set your market, your price ceiling, the ROI you need. Houmi scans active MLS listings nationwide — and reads off-market emails you forward in — to surface the deals that actually pencil. No more scrolling Zillow at midnight.
- ✓Goal-driven discovery: "flips under $700K, 20%+ ROI, ARV >$1M, ≤90 day rehab"
- ✓Off-market intake — forward any deal email; Houmi parses + tags + analyzes
- ✓Score every active listing in your market — sorted by best-fit first
- ✓Saved searches refresh in the background — new matches land in your feed
find_deals
2032 W 77th St
ROI 24% · 70% passes
4451 W 161st St
ROI 22% · 70% passes
7822 Halldale
ROI 21% · 70% passes
Off-market intake
From: wholesaler@example.com
Subject: Off-market in Inglewood — $485K
3/2, 1,420 sqft, built 1948. Light cosmetic — paint, flooring, kitchen counters. Owner motivated…
Sold comps · 90047 · last 6 months
ARV est $1.04M (P75 of 39 comps). Drag the slider to retune P50 / P75 / P90.
$/sqft distribution · marker at subject's implied position
Your ARV is only as good as your comps.
Houmi pulls every renovated sale in the ZIP from the last 6 months — filters by sqft (±20%), beds (±1), excludes REO and auction — and computes P50/P75/P90 ARV. Numbered pins on the map match a numbered comp table. Move the slider to retune your ARV in real time.
- ✓Every comp on the map — not just the curated top 3
- ✓Numbered pins ↔ numbered comp rows — click either, jump to the other
- ✓Slider lets you anchor on P50 / P75 / P90 — see how ARV moves
- ✓Auto-flags missing data: "insufficient comps" vs. "verified" confidence
Claude reads the photos. You see the line items.
Most estimators ask you to guess. Houmi's rehab estimator is vision-powered — Claude opens the listing photos, reads the description, and breaks the budget into kitchen, baths, flooring, HVAC, roof, electrical, plumbing, paint, exterior. Each line cites the signal that drove it, so you can sanity-check before you bid.
- ✓Builder-grade / mid-market / designer tiers — pick your finish level
- ✓Every line cites its evidence (photo observation or description phrase)
- ✓Override any line — profit, 70% rule, and ROI retune live
- ✓Pre-1950 / fixer language auto-tiers up the budget
Rehab estimate · 2032 W 77th St
Mid-tier · moderate rehabKitchen remodel · mid-tier
Photo: linoleum floors, oak cabinets
Bathroom updates (2 baths)
Description: "original tile"
HVAC replacement
Description: "window units"
Flooring throughout
Photo: worn carpet visible
Roof inspection + likely patch
Built 1925 · age signal
Interior + exterior paint
Default mid-tier proportion
Electrical inspection
Pre-1950 build
Plumbing + misc + contingency
Standard 5% reserve
Confidence 72% · override any line in the workspace
Baseline · cosmetic rehab
Add a 3rd bath + open the kitchen. Tier-shifts comp set from 3/2 to 3/3.
New ARV
$1.17M
+$130K
Added rehab
+$45K
Net uplift
+$85K
Profit jumps from $86K → $171K · ROI 24% → 38%
What if you add a bath? Expand the kitchen?
Most estimators stop at "here's the rehab." Houmi keeps going. Every property gets a tier-shift card — open up the kitchen, add a third bath, finish the basement — and Houmi reprices the ARV against a new comp set, adds the marginal rehab cost, and shows the net uplift. The opportunities buried in the floor plan, surfaced for you.
- ✓Pre-built presets: add bath, expand kitchen, convert garage, finish basement, ADU
- ✓Each preset retunes comp set, rehab cost, and ARV — together, not separately
- ✓See ROI delta before the bid — the flip nobody else saw
- ✓Layered: combine 2-3 presets and see compound uplift
The math, editable. The 70% rule, automated.
Drag the offer price, rehab budget, selling costs, holding months. Profit, ROI, and 70% rule status retune live. The deal score is outcome-adjusted — it moves with your scenario, not against you.
- ✓Outcome-adjusted score: baseline ± 20 based on your projected profit + ROI
- ✓70% rule status banner — pass / fail / cushion in dollars
- ✓Watch flags surfaced before submit: title, foreclosure, age, permits
- ✓Save snapshots as the deal evolves — see how your assumptions shifted
Deal math · 4451 W 161st St
ARV estimate
$1,148,000
Rehab estimate
$130,000
Profit at list
+$86,000
70% rule
PASS · room $42K
Verdict · Adjusted score 83 (▲ +10)
Strong flip math: $86K profit at 24% ROI. Passes the 70% rule with $42K cushion. Tune assumptions and the score moves live.
From offer to close. With Houmi at your side.
The analysis is done — now run the play. Houmi drafts the offer letter, builds the offer package PDF, parses inbound counters, and threads listing-agent comms into one timeline. Every email forwarded to your deal address shows up in the Story tab, classified and tagged.
- ✓One-click offer letter — drafted from your terms, downloadable as PDF
- ✓Counter analysis — Houmi reads the seller's counter + recommends a response
- ✓Forward inbound emails to your deal address — auto-classified into the timeline
- ✓Stage tracker: Analysis → Offer made → Negotiating → In escrow → Closed
Story · 2032 W 77th St
Offer submitted — $725K · 21 day close
Mon 10:14 AM · Offer
Listing agent replied — counter at $745K
Tue 4:32 PM · Counter
Houmi: "Hold at $730K — comps support, room on 70% rule"
Tue 4:33 PM · AI read
Inspection scheduled — Thu 9 AM
Wed 8:01 AM · Schedule
Counter analysis
Seller's counter at $745K is $15K above your max. Comps support $1.04M ARV, so 70% rule allows up to $738K with current rehab. Counter $730K, 21-day close, waive appraisal.
From saved to closed. One dashboard.
Saved listings stay together. Promoted ones move into Analysis with full math. Submitted offers track through Negotiating → In escrow. Two attention strips — "Needs you now" and "Since you last looked" — bubble up deadlines, price cuts, and inbound comms.
- ✓Needs you now: inspection deadlines, expiring offers, stale analyses
- ✓Since you last looked: price cuts, score drift, new agent replies
- ✓Stage-aware cards: Saved shows triage; In motion shows execution facts
- ✓Archive: closed and passed deals collapsed into one line each
Needs you now (2)
- ▸ Inspection ack due Tue (overdue 1d) · 164 W 84th Pl
- ▸ Offer expires Apr 18 (2 days) · 15522 Yukon Ave
Since you last looked (3)
- ▸ Price cut · 4729 Crenshaw was $890K → $865K
- ▸ Score moved · 7822 Halldale 65 → 71
- ▸ Listing agent replied · 2032 W 77th St
2032 W 77th St
Flip · 78Los Angeles · $725K · 3/2 · 2,267 sqft
4729 Crenshaw
Flip · 65Los Angeles · $865K · 4/3 · 1,850 sqft
7822 Halldale
Flip · 71Los Angeles · $612K · 3/2 · 1,950 sqft
From buy box to closing — in one tool
Three steps. Then keep going.
Find — your buy box, Houmi’s search
Tell Houmi the market, the price ceiling, and the ROI you need. It scans MLS + reads off-market emails you forward in. Best-fit flips surface first.
Analyze — ARV, rehab, tier-shift, margin
ARV from real sold comps. Rehab read from listing photos. Tier-shift cards show what an expansion would yield. The 70% rule status updates live as you tune assumptions.
Execute — offer, negotiate, close
Draft the offer letter as a PDF. Forward inbound emails to your deal address — Houmi threads them into the Story timeline. Counter analysis recommends your response.
Common questions
Where does your ARV come from?
Real sold comps in the property's ZIP, last 6 months, filtered to ±20% sqft and ±1 bed, excluding REO and auction sales. We compute P50/P75/P90 percentiles on $/sqft and surface the full comp set on a numbered map. Houmi refuses to compute (rather than guess) when fewer than 4 valid comps survive the filter.
How accurate is the rehab estimator?
It's a Claude-vision read of the listing photos + description, returned as line items with the signal that drove each one. Confidence ranges from ~30% (vague listing, no real photo signal) to ~75% (rich description + clear photos). Override any line in the workspace and your edits flow into profit, 70% rule, and ROI live.
What's a tier-shift card?
Most estimators give you one rehab number. Houmi gives you a baseline plus tier-shift presets — add a 3rd bath, expand the kitchen, finish a basement, convert a garage, add an ADU. Each preset reprices ARV against a new comp set (e.g. 3/3 instead of 3/2), adds the marginal rehab cost, and shows the net uplift. Stack two or three for compound upside.
Can I bring off-market deals into Houmi?
Yes. Every account gets a dedicated comms email address. Forward any deal email — wholesaler list, agent pocket listing, direct seller — and Houmi parses it, tags it as a flip candidate, pulls comps, estimates rehab, and creates the deal in your pipeline.
Does Houmi do anything beyond analysis?
Yes — Houmi drafts your offer letter as a PDF, classifies inbound listing-agent emails into the Story timeline, runs counter analysis when the seller responds, and tracks the deal through Analysis → Offer made → Negotiating → In escrow → Closed. End to end, not just the math.
What strategies does Houmi support?
Flip only, in V1. Other strategies (rent-out, BRRRR, live-in, STR, house hack, value-add) are on the roadmap but not supported today. If you're not flipping, Houmi isn't the tool yet.
Is Houmi giving financial advice?
No. Houmi is AI software that automates the math flippers already run — comp analysis, ARV calculation, vision-powered rehab estimation, the 70% rule, ROI. It's not a licensed brokerage, financial advisor, or appraiser. Use the output to inform your decisions; consult licensed professionals before you commit money.
How much does it cost?
Free during early access. No credit card. No commission, ever. Pricing model is flat subscription once early access ends — never a percentage of your deal.
Find your first flip — free.
No commission. Ever.
Set your buy box. Houmi finds the deals, runs the math, drafts the offer, and tracks it to close.
No credit card required · Free during early access · Nationwide coverage