Fix and flip calculator
Estimate profit, ROI, and total project cost on a flip. Handles hard money financing, the 70% rule check, and break-even ARV.
Deal Numbers
Agent commissions + closing, typically 6-10%
Holding Period
Purchase through sale
Taxes, insurance, utilities (excl. loan)
Estimated Profit
$44,000
ROI
21.05%
Annualized ROI
42.11%
Total Project Cost
$209,000
Net Proceeds
$253,000
Selling Costs
$22,000
Holding Costs
$9,000
70% Rule Check
Max purchase price (ARV × 70% − rehab): $142,500
Fail. Your purchase price exceeds the 70% rule
Break-even ARV: $227,174. The property needs to sell for at least this much to avoid a loss. Your ARV of $275,000 gives you $47,826 of margin (17.4%).
Researching ARV for a flip?
Search any address to see comparable sales and rental data that can help you estimate after-repair value.
How to calculate profit on a house flip
A flip's profit equation is: Profit = ARV − Purchase − Rehab − Holding Costs − Financing Costs − Selling Costs. The two numbers that make or break a flip are the ARV and the rehab estimate. Underestimate rehab by $15,000 or overestimate ARV by 5% and a $50,000 profit becomes a loss.
If you are financing the flip with hard money, those costs add up fast. A $135,000 hard money loan at 12% interest with 2 points costs over $10,000 in just 6 months. This calculator includes financing so you see the real profit instead of a simplified number that ignores the cost of capital.
The 70% rule
The 70% rule says: Max Purchase = ARV × 70% − Rehab. It is conservative by design, leaving room for profit, holding costs, selling costs, and unexpected overruns. In competitive markets, some flippers push to 75% or 80%, but that leaves much less margin for error.
If you're not sure whether a deal works better as a flip or a hold, run the same numbers through our BRRRR calculator to see if refinancing and renting would generate better long-term returns. For wholesale deals, use the wholesale calculator to find your maximum allowable offer.
See what it actually rents for
Search any U.S. address and get a rent estimate with the comps behind it. 3 free searches a month, no credit card.
More Tools
Fair Market Rent lookup
Look up HUD Fair Market Rents and Section 8 rent limits by zip code.
Section 8 rent calculator
What the voucher pays, what the tenant pays, and whether the housing authority will approve your rent.
Rental property calculator
Estimate monthly cash flow, cap rate, and cash-on-cash return for any rental property.
Mortgage calculator
Calculate monthly mortgage payments, total interest, and amortization for rental properties.