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Free House Flip
Profit Calculator

Know your profit, ROI, and 70% rule status before making an offer. Enter your numbers and get a complete breakdown instantly.

Net Profit ROI & Annualized ROI 70% Rule Check Max Allowable Offer
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Fix & Flip Profit Calculator
Property Details
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Holding & Selling Costs
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NET PROFIT
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Estimated Net Profit on This Deal
Total Invested
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All-In Cost
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ROI
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Annualized ROI
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Profit Margin
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Break-Even ARV
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Full Cost Breakdown
Purchase Price$0
Repair / Rehab$0
Purchase Closing Costs$0
Total Capital Invested$0
Holding Costs (0 months)$0
Agent Commission$0
Selling Closing Costs$0
Grand Total (All Costs)$0
Maximum Allowable Offer — 70% Rule
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ARV x 70% – Repair Costs. Pay at or below this price for a safe profit margin.
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Results are estimates for educational purposes only. Consult a licensed real estate professional before making any investment decision.

How to Use This Calculator

Enter your deal numbers in each field and click Calculate Flip Profit. You will instantly see your estimated net profit, ROI, and whether the deal passes the 70% rule — along with a full cost breakdown.

  1. Purchase Price — The price you are paying or planning to offer for the property.
  2. Repair / Rehab Cost — Your total estimated renovation budget including materials, labor, permits, and a 10-15% contingency buffer.
  3. After Repair Value (ARV) — The estimated sale price after all renovations. Base this on recent comparable sales within a 1-mile radius, sold in the past 90 days.
  4. Purchase Closing Costs — Fees paid at purchase: lender fees, title insurance, prepaid interest. Typically 1-3% of purchase price.
  5. Holding Period — Number of months you expect to own the property before the resale closes.
  6. Monthly Holding Costs — All ongoing monthly expenses: loan interest, property taxes, insurance, utilities, and HOA fees.
  7. Agent Commission — Real estate agent commission on the sale. US national average is 5-6% of sale price.
  8. Selling Closing Costs — Title fees, transfer taxes, attorney fees at resale. Typically 1-2%.

How Fix and Flip Profit Is Calculated

Your net profit is the difference between your sale price and every dollar spent getting to that sale:

Net Profit = ARV – (Purchase + Repairs + Purchase Closing + Holding Costs + Agent Commission + Selling Closing)

The most commonly underestimated cost is holding costs. On a hard money loan at 12% annual interest, a $150,000 loan costs $1,500 per month in interest alone — a 6-month hold adds $9,000 before you have sold a single thing.

Return on Investment (ROI)

ROI (%) = (Net Profit / Total Capital Invested) x 100

Most experienced investors require a minimum 15-20% ROI before committing to a deal. Annualized ROI adjusts for hold length and is the better metric when comparing deals:

Annualized ROI (%) = (ROI / Holding Months) x 12

The 70% Rule Explained

The 70% rule is the most widely used deal-screening benchmark in house flipping:

Maximum Allowable Offer (MAO) = (ARV x 70%) – Repair Costs

Example: ARV = $250,000 · Repairs = $40,000

  • MAO = ($250,000 x 0.70) – $40,000 = $135,000

Do not pay more than $135,000. The 30% buffer covers all selling costs, holding costs, and your profit. The 70% rule is a quick filter — always verify with full numbers using the calculator above.

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Frequently Asked Questions

What is a good profit on a house flip?+
Most experienced investors target a minimum net profit of $20,000-$30,000 per flip, or a minimum ROI of 15-20%. The right number depends on your market, project size, and financing costs. A deal in a high-cost market may need $60,000+ net profit to justify the risk.
How accurate is this calculator?+
The calculator uses standard real estate investment formulas and is mathematically precise. Accuracy depends on the quality of your inputs — especially the ARV. Always base your ARV on at least 3 comparable sold properties within a 1-mile radius, sold in the past 90 days.
What are typical holding costs for a flip?+
A reasonable estimate for a typical single-family flip is $1,000-$2,500 per month. This includes hard money loan interest, property taxes, homeowner’s insurance, and utilities. On a $150,000 hard money loan at 12% annual interest, interest alone is $1,500/month.
Does the 70% rule always apply?+
The 70% rule is a screening guideline, not an absolute rule. In high-cost markets investors sometimes use 75-80%. In lower-cost markets with higher rehab needs, experienced investors use 60-65% for a larger buffer. Always run full numbers before making any offer.
What is ARV in real estate?+
ARV stands for After Repair Value — the estimated market value of a property once all planned renovations are complete. It is determined by analyzing comparable sales (comps) — similar properties in the same neighborhood that have recently sold with similar square footage, bedroom/bathroom count, and condition.
How long does a typical house flip take?+
Most house flips take 3-9 months from purchase to resale closing. Light cosmetic renovations take 4-8 weeks. Full gut renovations take 4-6 months of construction. Add 30-60 days for listing and closing — a realistic average is 5-7 months total.