Fix-and-Flip Calculator

Analyze a flip before making the offer.

Use this calculator to quickly estimate potential profit, cash needed, ROI, and break-even resale price for a fix-and-flip deal.

Acquisition and Rehab

Purchase PriceThe amount you expect to pay to buy the property before closing costs.After Repair Value (ARV)The estimated resale value after repairs. Base this on comparable sold properties.Estimated Rehab CostEstimated repairs, renovations, permits, labor, and materials. Do not include purchase price.Rehab Contingency %Extra cushion for unexpected repairs. Many investors use 10% to 15% as a conservative start.

Timeline and Holding Costs

Holding Period (Months)Months you expect to own the property before resale, including acquisition, rehab, listing, and closing.Monthly Holding CostsTaxes, insurance, utilities, HOA, lawn care, snow removal, security, and maintenance. Do not include loan interest.

Financing AssumptionsFinancing TypeChoose whether the deal is being purchased with cash or with financing.

Loan-to-Cost %Percentage of purchase price plus rehab cost that the lender is expected to finance.Annual Interest Rate %Annual interest rate charged by the lender.Loan Points %Up-front lender fees. One point equals 1% of the loan amount.Other Loan FeesOrigination, processing, appraisal, draw fees, or other lender-related charges.

Closing, Sale, and Profit Target

Buyer Closing Costs %Estimated acquisition closing costs as a percentage of purchase price.Selling Costs %Agent commissions, seller closing costs, title fees, transfer taxes, and sale-related expenses as a percentage of ARV.Desired Minimum ProfitOptional profit target used to show whether the projected deal meets your goal.

Estimated Net Profit$2,276

Based on these assumptions, this deal shows a projected profit. Review ARV, rehab budget, timeline, and financing terms carefully before making an offer.

Estimated Net Profit$2,276

ROI2.3%

Cash Needed Before Sale$97,424

Total Project Cost$372,724

Break-Even Sale Price$372,579

70% Rule Max Offer$196,500

Purchase price is above the 70% rule estimate by$53,500

Cost Breakdown

Purchase Price: $250,000
Rehab Cost: $60,000
Rehab Contingency: $6,000
Total Rehab Cost: $66,000
Buyer Closing Costs: $5,000
Total Holding Costs: $9,000
Loan Amount: $252,800
Loan Interest Cost: $15,168
Loan Points Cost: $5,056
Other Loan Fees: $0
Total Financing Costs: $20,224
Selling Costs: $22,500
Total Project Cost: $372,724
Net Profit: $2,276
Profit Margin: 0.6%
ROI: 2.3%
Cash Needed Before Sale: $97,424
Break-Even Sale Price: $372,579
70% Rule MAO: $196,500
Difference vs. 70% Rule MAO: -$53,500
Desired Minimum Profit: $0
Profit Gap: N/A

Stress Test

ScenarioAdjusted ValueEstimated Net ProfitDifference

ARV drops by 5%$356,250-$15,349-$17,625

ARV drops by 10%$337,500-$32,974-$35,250

Rehab costs increase by 10%$66,000-$4,746-$7,022

Want a second opinion on this deal?

Share the address, ARV, rehab scope, timeline, and financing assumptions so we can review whether the numbers hold up.

Contact Me About This Deal

This calculator is for educational and planning purposes only. Results are estimates based on the information entered and should not be considered financial, legal, tax, or investment advice. Always verify property values, repair costs, financing terms, and local market conditions before making investment decisions.