Your funding request has been conditionally approved through the Bridge2Sell program. Here's exactly how it works, what you receive, and how you keep control of your home's value.
You access your equity now, stay in your home, and hold a locked-in option to buy it back or sell — with any upside remaining yours.
For the security of both parties, the deed is held in a trust that exists solely for this transaction and dissolves upon repurchase or sale. You and Bridge2Sell are the trust's beneficiaries — you keep equitable title and the right to live in your home, and Bridge2Sell holds a beneficial interest equal to the repurchase amount.
You sign a lease granting you full possession for up to 24 months. Your lease payments are prepaid and built into the transaction — nothing new out of pocket each month. Any prepaid months you don't use are prorated to your sale date and credited back.
A binding Option Agreement locks in your price. At any point within the term you can buy your home back at the locked-in option price, or sell it to a third party. If you sell, you receive the net proceeds above the option price. Either way, the property is sold no later than 24 months.
If the collateral must be liquidated to satisfy the repurchase, Bridge2Sell and/or its affiliates are entitled only to the amount agreed in this proposal. Any equity above the repurchase amount belongs to you. Any appreciation in the value of the property also belongs to you.
THIS IS NOT A PERSONAL LOAN, MORTGAGE, LAND CONTRACT OR OTHERWISE. YOU SHOULD CONSULT WITH AN ATTORNEY TO UNDERSTAND YOUR RIGHTS AND OBLIGATIONS UNDER THE CONTEMPLATED TRANSACTION. YOU MAY ALSO WISH TO CONSULT WITH A FINANCIAL, TAX, OR REAL ESTATE PROFESSIONAL PRIOR TO SIGNING THIS PROPOSAL OR THE PURCHASE AND SALE AGREEMENT.
All figures are estimates, subject to change based on final title, insurance, and tax costs.
| Estimated proceeds to you | $0.00 |
| Estimated closing costs & prepaids paid at closing | |
| 24 pre-paid lease payments | $387,216.40 |
| Estimated 1-year property tax in advance | $18,000.00 |
| Estimated 2-year insurance premium | $22,000.00 |
| Estimated title fees & closing costs | $5,000.00 |
| Administrative fee | $1,997.00 |
| Estimated purchase amount | $1,834,213.40 |
| Fees | |
| Option fee (20%) | $366,842.68 |
| Exit fee (1%) | $18,342.13 |
| Fees subtotal | $385,184.81 |
| Total | $2,219,398.21 |
| Credits — if satisfied before Month 13 | |
| 12 pre-paid lease payments credited back | –$193,608.20 |
| Estimated 1-year insurance premium credited back | –$11,000.00 |
| Credits subtotal | –$204,608.20 |
| Estimated option to repurchase — Year 1 | $2,014,790.01 |
Term: 1 year with an automatic 12-month extension (Year 2). During Year 2, all fees and payments are prorated until the time of sale — see the schedule on the next page.
Payments are prepaid at closing. After 12 payments, anything unused is prorated to your sale date and credited back.
| Month 13 | $2,063,939.43 |
| Month 14 | $2,113,088.85 |
| Month 15 | $2,162,238.27 |
| Month 16 | $2,211,387.69 |
| Month 17 | $2,260,537.11 |
| Month 18 | $2,309,686.53 |
| Month 19 | $2,358,835.95 |
| Month 20 | $2,407,985.37 |
| Month 21 | $2,457,134.79 |
| Month 22 | $2,506,284.21 |
| Month 23 | $2,555,433.63 |
| Month 24 | $2,604,583.05 |
Monthly proration is the sum of your annual option fee, your second-year insurance cost, and your monthly payment cost — estimated at $49,149.42 per month during Year 2, applied only until the time of sale.
This restates the figures on the prior pages so they're easy to follow. Please review each line and initial to confirm your understanding.
| Definition | Amount | Initials |
|---|---|---|
| The estimated amount you will receive at closing | $0.00 | |
| The estimated monthly lease payment | $16,134.02 | |
| The estimated closing costs & prepaids total | $46,997.00 | |
| 24 months of lease payments included in your purchase price | $387,216.40 | |
| This brings your estimated purchase amount to | $1,834,213.40 | |
| Your estimated annual option fee & exit fee subtotal | $385,184.81 | |
| The Option Repurchase amount in Year 1 (after credits) | $2,014,790.01 | |
| Monthly proration (option fee + 2nd-yr insurance + payment, monthly) | $49,149.42 | |
| The Option Repurchase amount in Year 2 | See Month 13–18 schedule |
All terms in this proposal are estimated and subject to change based on market pricing of title services, insurance costs, and tax rates. Seller will pay prorated property taxes at closing.
Seller has the option to renew the Lease Agreement and the Repayment Fee Option Agreement for an additional one (1) year, for a total term of up to two (2) years. Fees charged in year one are prorated on a month-to-month basis in year two until the time of sale. All fees related to the Option Agreement are deferred and paid upon exercising the Option Agreement at closing, by purchase or sale of the property.
In the event the property is liquidated due to a default, the client agrees to a 2% fee based on the final sale price. This fee will be deducted from the proceeds of the sale.
The Settlement Statement (ALTA or HUD) prepared by the title company or closing attorney reflects the final figures. It is your responsibility to review it carefully to ensure all charges, credits, and terms are accurate. If you disagree with any amount, contact your sales representative before signing any closing documents. By proceeding to closing, you acknowledge you had the opportunity to review the Settlement Statement and agree with the final terms.
During the review period and prior to closing, you agree to grant Bridge2Sell (or a designated third party) access for inspections and interior/exterior photographs, to ensure accuracy and facilitate closing. After you submit this information, we send a purchase agreement; once signed, title work begins. Funding typically occurs within 30–45 days and can close in as few as 14 days depending on title work. This is an arms-length transaction; if both parties do not agree to the final terms, neither is obligated to proceed.
I/We, the undersigned, hereby agree to the terms and conditions of this preliminary conditional proposal as set forth herein. I/We have the authority to sign this Proposal on behalf of the related entities.
An honest read on 935 Radcliffe Dr, prepared for Derek. Both structures below were run on the live Bridge2Sell proforma; the gate percentages are the template’s own outputs, not estimates. Bottom line: the property is strong, but the no-cash shape doesn’t pencil for us as presented.
| The deal at a glance | |
| Appraised value (Sandra Robinson Appraisals, eff. 4/13/2026) | $2,700,000 |
| Existing mortgage owed | $1,400,000 |
| Existing senior loan-to-value | 51.9% |
| Home equity | $1,300,000 |
| Cash to owner requested | $0 |
This is a pure mortgage-relief request — the owners want the $1.4M loan taken off their backs and $0 cash out. Our gates: front-end ≤ 55% of value, back-end ≤ 80% of value.
| Front-end LTV (funded ÷ value) | 72.2% | FAILS GATE |
| Back-end LTV (month-24 buyback ÷ value) | 96.5% | FAILS GATE |
| Month-24 repurchase price | $2,604,583 |
Paying off $1.4M and running it through our purchase-and-leaseback markup (option fee, prepaid rent, proration) pushes the buyback to $2.6M against a $2.7M home. There’s no equity cushion left — the back-end is 96.5%, more than 16 points over our 80% ceiling, and the front-end blows through 55%. It fails both gates decisively.
| Front-end LTV (our advance ÷ value) | 1.2% | CLEARS GATE |
| Combined back-end (senior + buyback ÷ value) | 53.3% | CLEARS GATE |
| Our total advance | ~$30,000 | |
| Our earned option fee (20% of advance) | ~$6,000 |
On paper the sub-2 clears both gates — the senior is only 51.9% of value, so there’s plenty of room. But that’s the trap: with $0 cash out, our advance is only transaction costs (~$30K), so our 20% option fee is ~$6K. There is no advance for Bridge2Sell to earn a return on. A no-cash sub-2 is just carrying someone’s $1.4M mortgage for almost nothing — it doesn’t pencil.
Both failures trace to the same fact. Full purchase over-leverages because we mark up a $1.4M payoff on a property with no room to spare. Sub-2 under-earns because there’s no cash advance. Bridge2Sell makes its return on the money it puts out; a $0-cash deal gives us nothing to put out.
The property is in California, which has some of the strictest sale-leaseback and equity-purchase rules in the country (home-equity sales-contract and foreclosure-consultant statutes, Civil Code §1695 et seq., plus a statutory rescission right). This is not a deal gate — legal review is post-commitment — but it is a real footprint factor Legal should confirm before we transact in CA. Noted here for completeness.
Because the senior is only 51.9% of value with ~$1.3M of equity, this home can support a Bridge2Sell deal — but only if the owner takes real cash, so there’s an advance for us to earn on. Running cash-out amounts through the sub-2 proforma:
| $0 cash (as presented) | 53.3% combined — passes LTV, but ~$6K to us. No. |
| ~$388,000 cash | 76% combined — our conservative commit line |
| ~$456,000 cash | 80% combined — the hard back-end ceiling |
| $500,000+ cash | Over 80% — exceeds the gate |
| The deal that would pencil | |
| Structure | Subject-to (carry the $1.4M) |
| Cash to owner | up to ~$388,000 |
| Combined back-end LTV | 76% — within commit line |
| Our advance | ~$496,000 |
| Our earned option fee (20%) | ~$99,000 |
At ~$388K cash the sub-2 clears our conservative commit line (76%), gives us a real ~$496K advance, and earns a ~$99K option fee — a deal worth doing. Push to ~$456K cash and we’re still inside the 80% gate. The full-purchase structure never works at any point; only the cash-out sub-2 does.
If the owners will take meaningful cash (roughly $350K–$450K) rather than $0, this becomes a clean Bridge2Sell sub-2. If they truly want zero cash and only mortgage relief, it’s not a fit for us — that’s a straight equity-release / HEI conversation, not a Bridge2Sell bridge. Either way, nothing here is a knock on the property; it’s about whether there’s an advance for us to earn on.