Fix and flip calculator

Our free flip profit calculator runs in your browser. Here's what each input means and how the math works, so you can trust (or challenge) the result.

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The inputs

• Purchase price and buying closing costs (title, escrow, recording; often 1–3% of price).
• Rehab budget: include a contingency. Overruns are the most common way flips lose money.
• ARV (after-repair value): base it on recent comparable sales of renovated homes, not list prices.
• Loan: the % of purchase and % of rehab your lender funds, the interest rate, points, and flat fees.
• Holding: months from purchase to sale closing, plus monthly taxes, insurance, and utilities.
• Selling: agent commission and seller closing costs as a % of sale price.

The formulas

• Loan = purchase × loan % of purchase + rehab × loan % of rehab
• Interest = loan × rate ÷ 12 × months (interest-only, full rehab charged from day one, the conservative case)
• Total cost = purchase + rehab + buying costs + interest + points and fees + holding + selling costs
• Profit = ARV − total cost
• Cash in = total cost − selling costs − loan (selling costs come out of the sale proceeds)
• ROI on cash = profit ÷ cash in; annualized = ROI × 12 ÷ months

Sanity checks before you offer

• Run it again with ARV 5–10% lower and rehab 15% higher. If profit disappears, the deal is thin.
• Add a month or two to the hold. Permits and slow sales happen.
• Compare with the 70% rule as a quick screen.

Need a rate to plug in? See hard money loan rates today.