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House Flipping Calculator

Estimate the profit, ROI, and timeline of a fix-and-flip project. Enter your acquisition costs, renovation budget, holding expenses, and selling fees to see whether a deal pencils out before you commit.

Deal Details

Acquisition
Inspection, title, lender fees, etc.
Used to calculate cash-on-cash return.
Renovation
Materials and labour.
Permits, design, contingency.
Holding Costs
Hard-money or bridge loan rate.
Reno + listing + escrow.
Taxes, insurance, utilities.
Selling
Both sides combined, if applicable.
Transfer tax, title, attorney, etc.

How It Works

A house flip earns profit only if the sale price exceeds every dollar spent acquiring, fixing, holding, and selling the property. This calculator stacks all those costs and compares them to your after-repair value (ARV).

Key formulas:
  • Total Costs = Purchase + Buying Closing + Renovation + Holding + Commission + Selling Closing
  • Net Profit = Sale Price - Total Costs
  • ROI = Net Profit / Total Costs x 100
  • Cash-on-Cash = Net Profit / Cash Invested x 100
  • Annualised ROI = ROI / (Hold Months / 12)
  • Max Allowable Offer (MAO) = Sale Price x 70% - Renovation Costs (the classic 70% rule)

Holding costs are the silent profit-killers. Every month you own the property before it closes, you pay interest on the loan, plus taxes, insurance, and utilities. A project that runs two months over schedule can erase tens of thousands in expected profit.

The 70% rule is a quick filter used by experienced flippers: do not pay more than 70% of the ARV minus renovation costs. The Max Allowable Offer line shows you that number so you can compare it to your purchase price.

What to Watch

Common Profit Leaks

  • Renovation overruns (budget 10-20% contingency)
  • Holding period creep from slow contractors or permits
  • Overestimating ARV in a softening market
  • Underestimating buying and selling transaction costs

Signs a Deal Works

  • Net profit above 15-20% of total costs
  • Purchase price at or below the MAO (70% rule)
  • Hold period under 6 months
  • Clear comparable sales supporting your ARV
Tax on the profit (short-term capital gains if held under a year) is not included in this calculator. Factor that in before committing, as it can materially reduce the net return depending on your tax bracket.

Related Utils

Renovation ROI Closing Costs Cap Rate Cash Flow Analyzer Offer Price

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