Free Investor Tool
Fix & Flip Profit Calculator
Full deal model for a flip — profit after financing, holding, and selling costs, plus a 70% rule sanity check.
Your numbers
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Agent commission + seller closing, % of sale
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Taxes, insurance, utilities
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Set to 0 for an all-cash flip
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pts
Results
All-in project cost
$530,000Purchase + rehab + closing
Financing cost
$32,353$8,925 points + $23,428 interest
Holding costs (6 mo)
$5,100Selling costs
$47,2507.0% of ARV
Projected profit
$60,297Cash invested
$121,203Return on cash
49.7%≈ 99% annualized
70% rule max offer: $397,500 ($675,000 × 70% − rehab). Your purchase price is above the screen — the full model above is what matters, but margins are likely thin.
How this works. Profit is ARV minus every cost in the deal: acquisition, rehab, financing (points + interest on the funded amount), holding, and selling costs. Return on cash divides that profit by the cash you actually put in — down payment, closing, points, interest, and holding — which is why leverage can raise ROI while lowering total profit.
FAQ
- What is the 70% rule in house flipping?
- A screening shortcut: pay no more than 70% of the after-repair value minus rehab costs. On a $700,000 ARV with $75,000 of rehab, the maximum offer would be $415,000. The remaining 30% has to cover financing, holding, selling costs, and your profit — it's a filter, not a business plan, so always run the full numbers.
- What costs do new flippers most often forget?
- Holding costs (property taxes, insurance, utilities during the rehab), loan points, both sets of closing costs, and selling costs — agent commissions plus seller-side closing typically run 6–8% of the sale price. Together these routinely consume a third or more of the gross spread between purchase and ARV.
- What is a good ROI on a flip?
- Many experienced flippers target 15–25% return on the cash they put in per project, or an annualized figure well above that on shorter holds. If the modeled profit is under 10% of ARV, most professionals pass — thin deals have no room for rehab overruns or a slow sale.
- Should I use hard money or cash for a flip?
- Financing costs money but multiplies reach: with 85% LTC, the cash for one all-cash flip can run five or six leveraged projects. If the deal only pencils without financing costs, it's too thin. Model it with financing — if it still works, leverage usually wins.