Fix and Flip Calculator: Offer, Profit, ROI
Enter the after-repair value, the purchase price, and the rehab budget. You get your maximum allowable offer under the 70% rule, your net profit after every cost, and the return on the cash you actually put in. Live math, honest defaults.
The Deal
Max Offer (70% rule)
$160,000
Headroom
$10,000
Within the rule · At $150,000 you are under the 70% ceiling, so the deal has cushion for surprises in the rehab.
How the Offer Ceiling Is Built
The percentage leaves room for holding, financing, selling, and your profit. Rehab comes off the top of that, so a heavier renovation lowers the ceiling dollar for dollar. A lower rule percentage is a more conservative offer.
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This calculator estimates. Run the deal with the desk and your purchase, rehab, and after-repair value carry over. No retyping, no tax returns.
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What is ARV?
After-repair value is what the house sells for once the renovation is done. You build it from comparable sales of finished properties near the subject, matched on size, beds and baths, and finish level. Every other number on this page keys off that one figure. Set ARV too high and the whole model flatters you, because your offer ceiling, your profit, and your return all inherit the error. Pull real comps and be conservative about the ones that needed a hot market to close.
How does the 70% rule work?
The 70% rule sets a ceiling on what you offer. Take the after-repair value, multiply by 70%, then subtract your rehab budget. What remains is the maximum allowable offer, usually shortened to MAO. On a house worth $300,000 finished that needs $50,000 of work, the ceiling is $160,000. The 30% you left behind is doing real work. It absorbs holding costs, financing, agent commission, seller closing costs, and your profit, which is why paying above the ceiling squeezes all of those at once. A more cautious investor runs the same formula at 65%.
How do you calculate flip profit?
Start at the sale price and subtract everything. Purchase price and rehab are the obvious two. Then come holding costs, which are the taxes, insurance, and utilities you pay every month you own the place. Financing costs follow, and on a flip loan that means points at funding plus interest-only payments across the hold. Selling costs come off at closing, usually agent commission and seller-side fees running around 8% of the sale. Whatever survives is your profit. The ledger in the calculator shows each line so you can see which one is eating the deal.
What profit margin should a flip target?
Margin is your protection against being wrong. Rehabs run over, timelines slip, and the market can soften between your offer and your listing. Many flippers want a double-digit margin on the sale price so a single surprise does not turn the project negative. Watch annualized ROI alongside it, since a 6-month flip earning 20% on your cash is a different business from the same 20% over eighteen months. Speed is part of the return, and it is the part most spreadsheets forget.
Financing the flip
Short-term flip loans are interest-only, so the meter runs on the full balance for the whole hold and stops when you sell. That structure is priced for speed, which is worth paying for on a project you exit in months. Investors who decide to keep the finished house refinance into long-term financing that qualifies on the rent. Our fix and flip loans page covers the acquisition side, and DSCR versus hard money walks through choosing between the two when your plan for the property changes.
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How accurate does my rehab budget need to be?
Accurate enough that a surprise does not erase your profit. Rehab is the input flippers miss most, and it hits twice: it raises your cost and it lowers your maximum offer dollar for dollar. Get contractor bids on the real scope before you commit to a number, then add a contingency for what the walls hide.
What if no deal in my market clears the 70% rule?
That happens in competitive markets, and it usually means one of two things. Either your after-repair value is set too low against real comps, or the market is priced where flips are hard right now. Some experienced flippers run a higher rule percentage on light cosmetic projects they can finish fast. Raising it is a decision to accept a thinner cushion.
Does the 70% rule cover closing costs when I buy?
The classic rule folds buy-side closing costs into the margin that the percentage leaves behind, along with holding, financing, and profit. This calculator models holding, financing, and selling costs explicitly so you can see them instead of trusting one blended percentage. If your buy-side costs are unusually heavy, add them to your rehab figure.
What happens to my return if the flip takes longer than planned?
Interest and holding costs keep running while the profit stays fixed, so every extra month comes straight out of your bottom line. Push the hold period out in the calculator and watch both the net profit and the annualized ROI fall. Timeline risk is the quiet killer on flips that looked fine on paper.
Can I use a DSCR loan to buy a flip?
A DSCR loan is built for a rental you plan to keep, since it qualifies on the rent the property collects. A property mid-renovation has no rent to underwrite. Investors who decide to keep the finished house often refinance out of short-term flip financing into a DSCR loan once it is rented and stabilized.
Deal pencils? Fund it.
The calculator estimates. The desk prices the real project on the property and your plan, with no tax returns in the file.
60 seconds · No documents · No tax returns