Fix And Flip Calculator

Q: How do I calculate net profit on a fix and flip deal?

Net profit on a fix and flip is: Net Profit = ARV − Purchase Price − Repair Costs − Buying Closing Costs − Total Holding Costs − Selling Expenses. Every line item matters. Beginners often forget holding costs (loan interest, insurance, taxes, and utilities during renovation) and full selling costs (agent commissions typically run 5–6% of ARV). On a $350,000 ARV property with a $200,000 purchase price, $50,000 rehab, $3,000 buying costs, $9,000 holding costs (6 months at $1,500/mo), and $21,000 in selling commissions, your net profit is $67,000 — a 28% ROI. Enter your own numbers to see your exact deal.

Q: Should I use hard money or conventional financing for a fix and flip?

Most U.S. flippers use hard money loans because they close in days (not weeks), require no owner-occupancy, and can fund both purchase and renovation costs. The trade-off is cost: hard money typically charges 10–15% APR plus 2–4 origination points. Conventional investment property loans are cheaper but require 15–25% down, take 30–45 days to close, and usually won’t fund rehab costs. Private money from individual investors sits in between. To model your true financing cost, add your monthly loan interest plus amortized points to the holding cost field, and origination fees to the closing cost field. The lower your financing cost and the faster you sell, the higher your net profit.

HomeExpertly

www.homeexpertly.com

Fix & Flip Profit Calculator (USA)

Analyze your potential real estate deal. Calculate Net Profit, ROI, and Maximum Allowable Offer from Purchase Price, Rehab Costs, and ARV.

For estimation purposes only. Consult a licensed real estate professional or financial advisor for precise figures.

Estimated Net Profit

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Enter deal details and click Calculate

ROI —

Total Investment —

MAO (70% Rule) —

Cost Breakdown

Deal Summary

Purchase Price —

Repair Budget —

Total Holding Costs —

Selling Expenses —

Buying Closing Costs —

ARV (Sale Price) —

Visuals

Expense Distribution

ARV vs. Total Investment

Step-by-step guide

How to Analyze a Fix & Flip Deal in 4 Steps

You don’t need a spreadsheet or a real estate course to know if a flip deal pencils out. Follow these four steps and you’ll have a complete profit picture — including your Maximum Allowable Offer — in under 60 seconds.

Enter Purchase Price & After Repair Value

Type in what you’re paying (or considering paying) for the property, and your estimated ARV — what the home will sell for once fully renovated. ARV is the most critical number in any flip. Pull comparable sales from the MLS, stay conservative, and use the calculator to instantly see how a $10,000 swing in ARV changes your profit.

Add Your Renovation Budget & Timeline

Enter your estimated repair costs — ideally based on detailed contractor bids, not rough guesses. Then set your expected project timeline in months. This drives your total holding cost calculation. Every extra month on the clock costs you real money in loan interest, insurance, and taxes. Model a realistic timeline, then run a worst-case scenario too.

Input All Your Costs

Enter your buying closing costs (title, recording, origination fees), your selling agent commission as a percentage of ARV, and your total monthly holding costs — loan interest, insurance, utilities, and property taxes. Most calculators skip half these numbers. This one accounts for all of them so your profit estimate reflects reality, not a best-case fantasy.

Calculate & Download Your Deal Report

Hit “Calculate Profit” to see your net profit, ROI, and Maximum Allowable Offer in seconds — with a visual cost breakdown and comparison charts. Not happy with the numbers? Adjust your offer price until the deal works. When you’re ready to present to a partner, lender, or wholesaler, download the full PDF report in one click.

Full deal breakdown

What This Calculator Analyzes in Your Fix & Flip Deal

Most free flip calculators only show you a rough profit number. The HomeExpertly Fix & Flip Calculator breaks your deal into every meaningful line item — so you can see exactly where your money goes and whether the numbers truly work.

Net Profit (Color-Coded)

Your estimated take-home after every cost is deducted from ARV. Displayed in green when positive, red when negative — so you can instantly see whether a deal is worth pursuing without squinting at a spreadsheet. The hero number updates in real time as you adjust any input.

Return on Investment (ROI)

Net profit divided by your total investment, expressed as a percentage. ROI tells you whether the capital deployed in this deal is being used efficiently compared to other opportunities. Most experienced U.S. flippers target a minimum 15–20% ROI before committing to a deal.

Maximum Allowable Offer (70% Rule)

Calculated automatically as (ARV × 0.70) − Repair Costs. The 70% rule is the industry-standard ceiling that experienced investors use to ensure there’s enough margin for all costs and a healthy profit. If the seller’s asking price exceeds your MAO, the deal doesn’t pencil — period.

Total Holding Costs

Your monthly holding cost multiplied by your project timeline in months. This is the line item that kills the most first-time flip deals — investors forget that every month the property sits, they’re paying loan interest, insurance, property taxes, and utilities. The calculator makes this cost visible and unavoidable.

Visual Cost & Profit Charts

Two instant charts update with every calculation: a donut chart showing how your total outlay is split between purchase, renovation, holding, and selling costs; and a bar chart comparing your total outlay against your ARV so you can visually see your profit margin — or lack of one.

Professional PDF Deal Report

Download a polished, branded PDF report with your complete deal analysis — all inputs, cost breakdown with proportion bars, six summary cards, and profit/ROI metrics — formatted for sharing with hard money lenders, private investors, business partners, or your own records. One click, no email required.

U.S. fix & flip market context

Key Fix & Flip Benchmarks Every U.S. Investor Should Know

Tailored guidance

How Different Investors Use This Calculator

Your role in the deal shapes which numbers matter most. Here’s how three types of U.S. fix & flip investors get the most out of this tool.

First-Time Flippers

Building deal-analysis skills

You’ve watched the shows, studied the strategies, and now you’re looking at your first potential deal. The hardest part isn’t renovation — it’s knowing whether the numbers actually work before you make an offer. This calculator keeps you disciplined.

Start with the 70% MAO — if the asking price is above it, walk away
Add a 15–20% contingency buffer on top of your contractor bid
Model a 9-month timeline even if you’re planning for 6 — delays are normal
Download the PDF before meeting with a hard money lender

Experienced Investors

Running multiple flips

You’re running two or three flips at once and need to evaluate new opportunities fast. You know the market, you have contractor relationships, and you’re optimizing for the highest use of your capital — not just whether a deal is profitable, but how profitable relative to alternatives.

Use the ROI field to compare competing deal opportunities side by side
Model your actual hard money rate in the holding cost field for precise numbers
Adjust the selling agent % to reflect your buyer network and expected commission structure
Download PDFs for each deal to present to private money partners

Wholesalers

Locking in contracts for investors

Your job is to find deals at a price that leaves room for your assignment fee AND your end buyer’s profit. The Maximum Allowable Offer is your most important number — it tells you the ceiling your investor buyer will pay, and your contract price needs to be well below that ceiling.

Enter conservative ARV numbers — your buyers will run their own comps
Use the MAO as the absolute ceiling for your purchase contract price
Factor in your assignment fee when calculating the seller’s acceptable price
Share the PDF with your buyer’s list to demonstrate deal quality and transparency

Expert strategies

7 Rules Profitable U.S. House Flippers Never Break

The difference between a profitable flip and a loss isn’t luck — it’s discipline with numbers. These seven principles are what separate investors who build wealth from those who lose their shirt on a single deal.

Never Exceed the 70% Rule on Your Offer

The 70% rule exists because deals go wrong — renovations run over, markets soften, timelines extend. The 30% buffer isn’t padding for extra profit; it’s your safety net. If you can’t buy at or below (ARV × 0.70) − repairs, the seller’s price is the problem, not your analysis. Move on.

Always Get Detailed Contractor Bids Before Closing

The most dangerous number in fix and flip is a rough renovation estimate. Get itemized bids from at least two licensed contractors before you finalize your offer. Every experienced flipper has a horror story about a $30,000 “minor renovation” turning into a $70,000 gut job once the walls came down.

Build a 15–20% Renovation Contingency Into Every Deal

Even with detailed bids, plan to spend 15–20% more than quoted. Permit delays, material price changes, hidden structural issues, and scope creep are not rare events — they’re the norm. Run your calculator with the inflated number and make sure the deal still works before signing anything.

Research Your ARV From Closed Sales, Not Listings

Zillow estimates and active listing prices are not ARV. After Repair Value is determined by closed comparable sales — similar properties that actually sold in the past 60–90 days within a half-mile radius. Work with a local agent or licensed appraiser to pull real comps. Your entire deal math depends on this number being accurate.

Speed Is Profit — Compress Your Timeline

Every additional month adds loan interest, insurance, utilities, and taxes to your cost basis. On a $250,000 purchase with hard money at 12% APR, each extra month costs roughly $2,500. Have your contractor lined up before closing, pull permits in advance where possible, and stage the home before the punch list is complete to get on market faster.

Know Your Exit Before You Enter

Verify buyer demand in your target price range before you commit to a deal. Check days on market, list-to-sale price ratios, and inventory levels for homes in your ARV range in that zip code. A deal that’s profitable on paper becomes a disaster if your renovated home sits for 4 months because you overestimated buyer demand at that price point.

Run Multiple Scenarios — Not Just the Best Case

For every deal, calculate three versions: your base case (realistic), a downside scenario (ARV 5% lower, renovation 20% over, timeline 2 months longer), and a worst case. If the downside scenario results in a loss, the deal margin is too thin. A good flip should be profitable even when things go modestly wrong. Use this calculator to run all three in under two minutes.

Frequently asked questions

Fix & Flip Calculator FAQ

Real questions from U.S. real estate investors — answered plainly.

What is the 70% rule in fix and flip investing?

The 70% rule is the most widely used quick-analysis formula in U.S. house flipping. It states that your Maximum Allowable Offer (MAO) should be no more than 70% of the After Repair Value minus your estimated repair costs: MAO = (ARV × 0.70) − Repair Costs. For example, if a home’s ARV is $300,000 and it needs $50,000 in repairs, the most you should pay is ($300,000 × 0.70) − $50,000 = $160,000. The 30% buffer is designed to cover holding costs, selling commissions, closing costs, and still leave room for profit. This calculator shows your exact MAO alongside your full cost breakdown.

How do I calculate net profit on a fix and flip deal?

Net profit on a fix and flip is: Net Profit = ARV − Purchase Price − Repair Costs − Buying Closing Costs − Total Holding Costs − Selling Expenses. Every line item matters. Beginners often forget holding costs (loan interest, insurance, taxes, and utilities during renovation) and full selling costs (agent commissions typically run 5–6% of ARV). On a $350,000 ARV property with a $200,000 purchase price, $50,000 rehab, $3,000 buying costs, $9,000 holding costs (6 months at $1,500/mo), and $21,000 in selling commissions, your net profit is $67,000 — a 28% ROI. Enter your own numbers to see your exact deal.

What should I include in my holding costs?

Holding costs are all ongoing expenses from the day you close on purchase to the day you close on sale. For most U.S. fix & flip investors this includes: (1) Hard money or private loan interest — typically 10–15% APR on the purchase and/or rehab loan; (2) Property taxes — prorated for your ownership period; (3) Homeowners insurance — most lenders require a vacant property or landlord policy; (4) Utilities — electricity, water, and gas to keep the property habitable during renovation; (5) HOA dues if applicable; (6) Lawn care and basic maintenance. Most experienced U.S. flippers budget $1,000–$2,500/month for a typical single-family renovation depending on the loan balance and market.

What ROI should I target on a fix and flip?

Most experienced U.S. house flippers target a minimum net ROI of 15–20% on total investment (not on ARV). On a deal where your total investment is $270,000, a 15% ROI target means you need at least $40,500 in net profit. That said, expectations vary by market, financing method, and risk tolerance. In competitive markets with fast appreciation, investors may accept 10–12% ROI. In slower markets or with hard money financing at 12–15% APR, many investors require 20%+ to justify the risk. The calculator shows your ROI in real time — use it to set your walk-away number before you make an offer.

How do I accurately estimate After Repair Value (ARV)?

ARV is what the property will sell for once fully renovated to market standard. To estimate it accurately: (1) Pull comparable closed sales from the MLS — similar square footage, bedroom/bathroom count, lot size, and finish level within a 0.5–1 mile radius, sold in the last 90 days; (2) Adjust for differences — add or subtract value for extra bedrooms, garages, updated kitchens, and condition; (3) Be conservative — use the bottom third of your comp range as a buffer; (4) Get a realtor or licensed appraiser’s opinion before committing. Overestimating ARV is the single biggest cause of unprofitable flips. The calculator shows you instantly how a $20,000 change in ARV impacts your net profit — use the sensitivity to stress-test your assumptions.

Should I use hard money or conventional financing for a fix and flip?

Most U.S. flippers use hard money loans because they close in days (not weeks), require no owner-occupancy, and can fund both purchase and renovation costs. The trade-off is cost: hard money typically charges 10–15% APR plus 2–4 origination points. Conventional investment property loans are cheaper but require 15–25% down, take 30–45 days to close, and usually won’t fund rehab costs. Private money from individual investors sits in between. To model your true financing cost, add your monthly loan interest plus amortized points to the holding cost field, and origination fees to the closing cost field. The lower your financing cost and the faster you sell, the higher your net profit.

What are the most common mistakes first-time house flippers make?

The five most costly mistakes first-time flippers make are: (1) Overestimating ARV — using optimistic comps instead of conservative, realistic ones; (2) Underestimating renovation costs — not getting detailed contractor bids before closing, or forgetting permits, structural issues, and finish costs; (3) Ignoring holding costs — treating the flip timeline optimistically when delays are the norm, not the exception; (4) Overpaying for the property — letting emotion drive the offer instead of sticking to the 70% rule and hard numbers; (5) Skipping the exit strategy — not verifying buyer demand in the local market before committing. Run every potential deal through this calculator before making an offer. If the numbers don’t work at the asking price, walk away — there will always be another deal.

Important disclaimer: All calculations provided by this tool are for educational and estimation purposes only and do not constitute financial, legal, real estate, or investment advice. Results are based on the inputs you provide and standard fix & flip analysis formulas including the 70% rule. Actual deal outcomes will vary based on your local market conditions, actual renovation costs, financing terms, carrying costs, sale timeline, and buyer demand. The 70% rule and ROI figures shown are industry benchmarks, not guarantees of profit. Real estate investing involves substantial risk, including the potential loss of principal. Always consult a licensed real estate professional, CPA, or financial advisor before making any investment decisions. HomeExpertly is not a lender, real estate broker, or financial advisor.

Fix and Flip Calculator