Analyze house flipping deals with precision. Enter your numbers below to calculate net profit, ROI, break-even ARV, and see how different scenarios affect your bottom line.
Select your renovation scope below. Costs are calculated based on your property's square footage (2,000 sqft).
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What you'll see
The 70% Rule is a fundamental guideline for fix and flip investors. It helps determine the maximum price you should pay for a property.
Max Offer = (ARV × 70%) - Rehab Costs
The 30% buffer covers:
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A fix and flip investment involves purchasing a distressed property, renovating it, and selling it for a profit. This calculator helps you analyze the complete deal including purchase costs, renovation expenses, financing, and projected returns.
The 70% Rule is the gold standard for house flippers. It states that an investor should pay no more than 70% of the After Repair Value (ARV) minus repair costs. This ensures enough margin for holding costs, closing costs, lender fees, and profit.
Maximum Offer = (ARV × 0.70) - Repair CostsARV is what your property will be worth after all renovations are complete. Calculate this by analyzing recent sales of comparable properties (comps) in the same neighborhood that have similar features to your planned finished product.
Most flippers use hard money loans which come with points (2-4% upfront fees), higher interest rates (10-15%), and shorter terms (6-12 months). Always factor in origination points, monthly interest payments, and any draw fees for renovation funding.
Most experienced flippers target a minimum ROI of 15-25%. However, cash-on-cash return is often more important if you are using leverage. A 20% ROI on a 6-month flip annualizes to 40%, which is excellent.
The typical flip takes 4-6 months from purchase to sale. This includes 2-3 months for renovation and 1-2 months for listing and closing. Factor in additional time for permits on larger projects.
The 70% rule states that investors should pay no more than 70% of the After Repair Value (ARV) minus repair costs. This leaves a 30% buffer for closing costs, holding costs, and profit.
For quick estimates, use $25-35/sqft for cosmetic work (paint, flooring), $45-55/sqft for standard renovations (kitchen, bath updates), and $65+/sqft for full gut rehabs. Always get contractor bids for accurate numbers.
Expect 1-2% of purchase price per month for holding costs. This includes loan payments (interest only on hard money), property taxes, insurance, utilities, and maintenance.
Hard money is faster (close in 7-14 days) but more expensive (10-15% interest + 2-4 points). Use hard money for competitive deals requiring quick closes. Conventional loans take 30-45 days but have much lower rates.
Estimate after repair value from comps
Quick max offer calculation
Estimate renovation costs
Calculate loan costs and payments
Monthly carrying cost calculator
Maximum allowable offer calculation