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).
Analysis ready...
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:
Learn the formulas pros use to evaluate fix & flip deals, rental properties, and wholesale contracts.
The 70% Rule is the gold standard for house flippers. It states that an investor should pay no more than 70% of the property's After Repair Value (ARV) minus the cost of repairs.
MAO = (ARV × 0.70) - Rehab Costs
The remaining 30% accounts for holding costs, closing costs, lender fees, and profit. Our calculator automatically adjusts this buffer based on your inputs to give you a precise Maximum Allowable Offer (MAO).
Hard money loans are fast, asset-based loans used by flippers. Unlike conventional mortgages, they come with unique costs that can kill a deal if ignored:
Use the “Hard Money” section of this calculator to model origination points and interest reserves accurately.
Buy, Rehab, Rent, Refinance, Repeat. This strategy allows you to build a rental portfolio with little to no money left in the deal.
Switch the calculator to “Buy & Hold” mode to calculate the Refinance metrics. Key BRRRR success indicators included in this tool are:
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.