House Flip Calculator
Model the entire flip—from acquisition and rehab contingency through financing, carrying and disposition—and solve profit, cash ROI, break-even sale price and maximum offer.
House Flip Calculator inputs
Every material assumption is visible and editable. Invalid or internally inconsistent entries are stopped before a result is shown.
House Flip Calculator results
How the house flip calculator works
The house flip calculator is designed for one specific search intent. Its formulas, controls, validation, outputs and explanation are tailored to that task rather than borrowed from another calculator.
Full project cost stack
A house flip calculator should not stop at purchase price plus repairs. This engine adds rehab contingency, buyer closing costs, loan points, estimated interest, monthly holding costs, selling closing costs and agent commission. Each percentage is exposed so the model can reflect a specific market and financing proposal.
Profit and return measures
Projected profit is based on net sale proceeds after selling costs minus project outflows. Cash invested accounts for the financed share of the purchase price, which allows a cash-on-cash ROI estimate. Annualized ROI is also displayed, but it can exaggerate a short project and should not be treated as a guaranteed investment return.
Maximum allowable offer
The house flip calculator reports a familiar 70% rule reference and a separate target-profit maximum offer derived from the entered cost assumptions. The 70% rule is only a screening shortcut; it does not know the local market, financing terms, taxes, buyer concessions, permitting risk or scope uncertainty. The detailed target calculation is the more transparent planning figure.
Stress-test the deal
Run lower ARV, higher rehab, longer holding and higher interest scenarios. Include permit, design, utility, staging, landscaping and transaction items in the rehab or monthly assumptions where appropriate. Obtain inspections, contractor bids, title review and financing terms before committing capital. Real estate investing can result in a loss.
Deal-analysis example
Start with a conservative after-repair value supported by comparable sales, add a line-item rehab estimate and contingency, and model a holding period longer than the optimistic schedule. The calculator will show how interest, points, monthly carrying cost and sale expenses consume the apparent spread. Compare the target-profit offer with the seller’s price before spending money on due diligence, but do not treat the output as an appraisal.
Common underwriting mistakes
Do not use the highest nearby listing as ARV without adjusting for condition, size and closed-sale evidence. Avoid counting sweat equity as free when it consumes time or delays the project. Financing interest may be based on draws rather than the simplified outstanding balance used here. Include contingency for concealed conditions and test a slower resale. A positive projected profit can disappear quickly when several optimistic assumptions move together.
House Flip Calculator questions
What is ARV?
After-repair value is the estimated sale value after the planned work is completed.
Does the calculator include loan payoff?
The model accounts for financed principal through project cash-flow logic and estimates interest and points separately.
Why is cash ROI different from project ROI?
Leverage reduces initial cash invested but adds financing cost and risk.
Is the 70% rule a purchase recommendation?
No. It is shown only as a rough benchmark.