Fix & Flip Calculator

Analyze house flipping deals instantly. See your profit, ROI, and deal score before you make an offer.

1 Acquisition

$
%
$4,500

2 Rehab

$
months
$
MAO (70% rule) = $135,000

3 Selling

%
$20,000

4 Holding

$
Total = $3,200 over 4 months

5 Financing

%
Loan = $0
%
%
$0
45 Marginal

Flip Score

Net Profit $32,300 After all costs & selling
ROI 16.3% Return on cash invested
Annualized ROI 49.0% 4 month project
Profit Margin 12.9% Profit / ARV
Max Offer (MAO) $135,000 Purchase exceeds MAO by $15,000
Break-Even Price $217,700 Min sale price to break even

Cost Breakdown

All Costs: $217,700
Purchase: $154,500
Rehab: $40,000
Hold: $3,200
Sell: $20,000
Deal Outlook: Weak flip at current numbers. Consider negotiating a lower purchase price (MAO is $135,000), reducing rehab scope, or finding a property with better upside.

How Fix & Flip Analysis Works

1

Acquire

Enter the purchase price and closing costs. The best flips are bought at 60-70% of ARV. Check the Max Allowable Offer to see your ceiling.

2

Rehab

Estimate your renovation budget and timeline. Every month of rehab adds holding costs, so speed matters. Set your after-repair value (ARV) based on comps.

3

Hold

Account for monthly holding costs — taxes, insurance, utilities, and loan payments. These accumulate during rehab and listing periods.

4

Sell

Factor in agent commissions and closing costs (typically 8-10% of sale price). These are often the second-largest expense after the purchase itself.

5

Profit

Review your net profit, ROI, and annualized return. A strong flip delivers 15%+ profit margin with a clear path from acquisition to sale.

Frequently Asked Questions

What is the 70% rule in house flipping?

The 70% rule states that you should pay no more than 70% of the after-repair value (ARV) minus repair costs. For a property with an ARV of $250,000 and $40,000 in rehab, the maximum offer would be $250,000 x 0.70 - $40,000 = $135,000. This rule ensures enough margin for profit, holding costs, and unexpected expenses.

What is a good profit margin for a house flip?

Most experienced flippers target a 10-20% net profit margin (net profit divided by ARV). On a $250,000 sale, that's $25,000-$50,000 in profit. Margins below 10% leave little room for error, while margins above 20% are excellent. Always account for holding costs, financing, and selling costs in your profit calculation.

How do you calculate holding costs for a flip?

Holding costs include everything you pay while owning the property: property taxes, insurance, utilities, loan payments (interest), HOA fees, lawn care, and any other recurring expenses. For a typical flip, budget $800-$2,000/month in holding costs depending on the property value and location. Longer rehab timelines significantly increase total holding costs.

What are typical selling costs when flipping a house?

Selling costs typically run 8-10% of the sale price. This includes real estate agent commissions (5-6%), seller closing costs (1-2%), title insurance, transfer taxes, and potential buyer concessions. On a $250,000 sale, expect $20,000-$25,000 in selling costs. Factor these in before calculating your net profit.

Should I use hard money or cash for a house flip?

Both have trade-offs. Cash purchases avoid interest costs and loan points (saving 10-15% of project cost) and make your offers more competitive. Hard money lending lets you do more deals with less capital, but at 10-14% interest plus 2-3 points, financing costs add up quickly on longer projects. The calculator lets you compare both scenarios.

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