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Fix and Flip Calculator — Profit, ROI & 70% Rule

Calculate net profit, ROI, 70% rule, and every cost for your house flip. Includes ARV estimator, renovation planner, financing comparison, BRRRR analysis, scenario stress-testing, and business planner. Free, no signup.

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Property & Deal
Purchase Price$130,000
$30K$1.5M
After Repair Value (ARV)$260,000
$50K$2M
Renovation Budget$40,000
$0$400K
Holding Period6 months
1 mo24 mo
Cost Settings
Buy Closing %2.0%
0.5%6%
Contingency10%
0%30%
Agent Commission5.5%
0%7%
Sell Closing %1.0%
0%3%
Monthly Carrying Costs
Property Tax$300
Insurance$150
Utilities$200
NET PROFIT
$0
Calculated after all costs
ROI
0%
Profit Margin
0%
Cash Needed
$0
Annualized ROI
0%
70% Rule: PASS
Max offer: $0
Cost Breakdown
$0
Total Cost
Total All-In Cost$0
Hot Deal!
Strong margins with built-in buffer
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    Renovation Budget Planner

    Allocate your budget room by room. Totals sync with the Deal Analyzer.

    Room-by-Room Allocation
    Total Renovation Budget
    $43,000
    Budget Allocation
    $0
    Total Reno
    ROI by Improvement Type

    Financing Calculator

    Compare all-cash vs hard money. See how leverage changes your returns.

    Loan Settings
    All-Cash Purchase

    No financing costs — clean and simple.
    Cash needed equals total investment.

    Switch to Hard Money to see how leverage can amplify cash-on-cash returns.

    Get a real rate from Kiavi
    Leading fix & flip lender · Closes in days · No credit pull to check rates
    Get My Rate →
    Financing Summary
    Cash vs Hard Money Comparison

    What-If Scenario Analysis

    Stress-test your deal. See how profit changes when things don't go to plan.

    Stress Variables
    ARV Drops By5%
    0%25%
    Reno Overrun20%
    0%60%
    Extra Hold Time2 months
    012 months
    Base Case
    $0
    Your current numbers
    ROI: 0%
    Stress Case
    $0
    All 3 variables at once
    $0 impact
    Best Case
    $0
    ARV +10%, 1 month faster
    +$0 upside
    Scenario Impact Chart
    Break-Even Thresholds
    Sensitivity: Profit at Different ARVs

    Compare Up to 3 Deals

    Side-by-side analysis to find your best opportunity. Edit deal names inline.

    Side-by-Side Comparison
    Profit & ROI Comparison

    Flip vs. Hold vs. BRRRR

    Compare every exit strategy for your deal. Find which path builds the most wealth.

    Rental Income Settings
    Monthly Market Rent (Post-Rehab)$1,600
    $500$8,000
    Vacancy Rate5%
    0%15%
    Operating Expenses (% of Rent)40%
    20%60%
    Annual Appreciation Rate3%
    0%10%
    BRRRR Refinance Settings
    Refinance LTV (after rehab)75%
    50%85%
    Long-Term Mortgage Rate7.5%
    5%12%
    Loan Term30 years
    15 yr30 yr
    5-Year Wealth Comparison

    ARV Estimator from Comps

    Enter recent comparable sales to estimate your property's After Repair Value. Recent comps are weighted more heavily.

    Comparable Sales (Comps)
    Address / DescriptionSale PriceSq FtBedsSale (months ago)
    Subject Property
    Square Footage1,400 sqft
    5005,000 sqft
    Bedrooms3
    17
    Condition vs. CompsSimilar
    Inferior (-10%)Superior (+10%)
    Estimated ARV Range
    Conservative
    $0
    Midpoint
    $0
    Optimistic
    $0
    Based on 0 comps · $0/sqft avg
    Price Per Sq Ft by Comp

    Flip Business Planner

    Set your income goal. See how many deals you need, how to scale, and what your 5-year picture looks like.

    Your Goals
    Annual Income Goal$150,000
    $20K$1M
    Avg Profit Per Deal (or use analyzer)$35,000
    $5K$300K
    Avg Months Per Deal6 months
    2 mo18 mo
    Starting Capital$200,000
    $20K$2M
    Cash Per Deal (from analyzer)$150,000
    $20K$1M
    Scaling Projection Table
    To Hit Your Income Goal
    0
    deals per year needed
    Simultaneous Deals
    0
    running at any time
    Capital Required
    $0
    to run pipeline
    Capital Adequate
    —
    vs your starting capital
    Monthly Income
    $0
    after hitting pace
    5-Year Income Projection
    Strategy Insights

      Fix and Flip Calculator: The Complete Guide

      A fix and flip calculator is the most important tool a real estate investor can use before committing to a purchase. It converts rough estimates into concrete numbers — profit, ROI, cash required, and risk exposure — so you know your deal before you make an offer that's hard to unwind.

      Most investors who lose money on flips don't lose because of bad luck. They lose because they forgot to account for carrying costs, underestimated renovation scope, or were too optimistic about the After Repair Value. A thorough calculator forces you to confront every cost before you sign a purchase agreement.

      The 70% Rule: Formula, Examples, and When It Fails

      The 70% rule is the most widely used shortcut in house flipping. It gives you a maximum purchase price (the Maximum Allowable Offer, or MAO) without running a full analysis.

      70% Rule Formula
      Max Purchase Price = (ARV x 0.70) − Renovation Costs
      Example: ARV $260,000, Renovation $40,000 → MAO = ($260,000 × 0.70) − $40,000 = $142,000

      The 30% buffer must cover: your profit (target 15–20% of ARV), all transaction costs (closing costs, agent commissions — roughly 7–9% of ARV), and a buffer for cost overruns. The 70% rule is a filter, not the final answer — always run a full analysis after it passes. The rule breaks down on luxury properties (use 75–80%), light cosmetic flips, and deals with hard money financing where interest alone can consume 8–10% of ARV.

      Every Cost a House Flip Analysis Must Include

      Missing even one cost category can mean $15,000–$30,000 of unaccounted expenses. Here's the complete list:

      CostRangeNotes
      Purchase priceVariableNegotiated acquisition cost
      Buy-side closing costs1–3% of purchaseTitle, attorney, recording, transfer tax
      Renovation costsVariableAll planned labor + materials
      Renovation contingency10–15% of renoNever skip — behind walls hides surprises
      Holding costs$400–$1,500/moTaxes + insurance + utilities × months held
      Loan origination points1–3% of loanUpfront hard money lender fee
      Loan interest8–14% annuallyMonthly interest × holding period
      Agent commission4–6% of ARVBuyer's + seller's agent combined
      Sell-side closing costs1–2% of ARVTitle, attorney, transfer tax at sale

      How to Estimate ARV from Comps

      The ARV is the most important — and most commonly wrong — number in any flip analysis. A 10% ARV error on a $260K deal is $26,000 of phantom profit. The reliable method: comparable sales analysis.

      1. Find 3–5 recent sales within 0.5–1 mile, sold in the last 3–6 months
      2. Match characteristics: similar sqft (within 15–20%), bedrooms, condition post-renovation
      3. Calculate $/sqft per comp and average the figures
      4. Adjust for differences: +/- $3K–$5K per bedroom, condition, lot size
      5. Weight for recency: last month's sales are more reliable than 6-month-old data

      Our ARV Estimator tab handles all of this automatically — enter comps, get a Low/Mid/High range, apply with one click.

      Frequently Asked Questions

      How do you calculate profit on a house flip?

      Net profit = ARV − (purchase + buy closing + renovation + contingency + holding costs + financing costs + agent commission + sell closing). The Deal Analyzer tab calculates all of this automatically and shows a full cost breakdown chart.

      What is a good ROI for house flipping?

      Most experienced investors target 15–20% ROI minimum, with 25–40%+ considered excellent. Annualized ROI matters more than total ROI — a 20% return over 6 months is 40% annualized, significantly outperforming most asset classes. Our calculator shows both.

      Should I flip or use the BRRRR strategy?

      Flipping generates immediate cash. BRRRR builds a rental portfolio with long-term cash flow. The right choice depends on your capital position, income needs, and risk tolerance. Use the Flip vs BRRRR tab to compare a 5-year wealth projection for both strategies using your exact numbers.

      What renovation has the best ROI for house flipping?

      Kitchen remodels (60–80% ROI), bathroom renovations (55–75%), flooring (50–70%), and exterior paint (55–65%) consistently deliver the best returns. Pools (25–50%) and room additions have high cost and execution risk relative to value added. See the Renovation Budget tab for a full room-by-room guide.

      How much money do I need to flip a house?

      All-cash: full purchase + renovation + closing costs + carrying costs — roughly $178K–$185K on a $130K home needing $40K in reno. With hard money at 70% LTV: ~30% down + self-funded reno share + points + carrying costs — typically $80K–$100K of personal cash. The Financing tab models both scenarios side by side.