Real Estate Tools
Free House Flip Calculator & Deal Analyzer
Estimate house-flipping profit, ROI, project cost, maximum offer, break-even price, financing, and downside scenarios with a free deal analyzer.
1. Enter the deal
2. Holding and selling costs
3. Financing — optional
Cash mode excludes interest, points, and other financing costs.
Modeled result
4. Understand the deal
Estimated net profit
$10,120
ROI on modeled cash required
4.5%
Total project cost
$224,880
70% Rule MAO
$129,500
ARV × 70% − base rehab. A screening shortcut, not a guarantee.
Modeled MAO for target profit
$130,120
Purchase-price ceiling under the entered costs and $40,000 target profit.
Break-even sale price
$224,234
Profit margin
4.3%
Monthly holding cost
$880
Modeled cash required
$224,880
Cash mode assumes all project costs are paid in cash.
Deal cushion
Thin Cushion
The base deal is profitable, but either its margin is below 10% or the combined downside becomes negative.
Stress test
These deterministic scenarios change one assumption at a time. The combined downside uses ARV −10%, rehab +20%, and six additional holding months.
| Scenario | Profit | ROI | State |
|---|---|---|---|
| Base estimate | $10,120 | 4.5% | Profitable |
| ARV -5% | -$925 | -0.4% | Below break-even |
| ARV -10% | -$11,970 | -5.4% | Below break-even |
| Rehab +10% | $6,270 | 2.7% | Profitable |
| Rehab +20% | $2,420 | 1.0% | Profitable |
| Holding period +3 months | $7,480 | 3.3% | Profitable |
| Holding period +6 months | $4,840 | 2.1% | Profitable |
| Combined downside | -$24,950 | -10.6% | Below break-even |
Detailed deal breakdown
- Acquisition: purchase + buying closing costs
- $163,000
- Base rehab
- $35,000
- Rehab contingency
- $3,500
- Holding costs
- $5,280
- Selling costs
- $18,100
- Financing costs
- $0
- Total project cost
- $224,880
- Expected resale value
- $235,000
Planning estimate only—not financial, tax, legal, appraisal, lending, or investment advice. Verify ARV, costs, financing terms, permits, taxes, insurance, timelines, and sale assumptions with qualified professionals.
How to use the house flip calculator
- Enter the proposed purchase price, researched After Repair Value, rehab estimate, contingency, hold, and desired profit.
- Add the carrying, buying, and selling costs that are easy to miss. Open financing only if the deal uses a loan.
- Review net profit, ROI, total project cost, both maximum-offer figures, and break-even sale price.
- Use the stress-test table to see what happens if ARV falls, rehab rises, or the project takes longer.
What is ARV?
After Repair Value (ARV) is an estimate of what the property could sell for after the planned renovation is complete. It should come from relevant, recent comparable sales and realistic finished-condition assumptions—not the price needed to make the deal profitable.
What is the 70% rule?
The common screening formula is ARV × 70% − rehab = maximum allowable offer. It is a quick rule of thumb, not a guarantee or universal investment standard. It does not separately model the actual financing, holding, purchase-closing, selling, contingency, or target-profit assumptions in your deal. That is why this calculator also shows a modeled maximum purchase price based on the costs you entered.
How house-flipping profit is calculated
Estimated profit equals expected sale value minus acquisition, rehab, contingency, financing, holding, and selling costs. ROI here is profit divided by modeled cash required. Profit margin is profit divided by expected resale value. The break-even sale price solves for the sale price needed to cover costs, including the entered commission rate.
Costs house flippers commonly forget
- Purchase and sale closing costs
- Loan interest, points, and origination charges
- Property taxes, insurance, utilities, HOA, and lawn or security services
- Realtor commission, staging, marketing, seller concessions, and cleanup
- Rehab contingency and costs caused by a longer-than-planned hold
Worked house-flip example
Consider a synthetic cash deal with a $160,000 purchase, $235,000 ARV, $35,000 rehab estimate, 10% rehab contingency, six-month hold, and itemized buying, carrying, and selling costs. The calculator adds every cost bucket before subtracting the total from ARV. Change any assumption above to see the result and downside scenarios update; do not treat the example defaults as market guidance.
Why stress test a flip?
A base case can look profitable while depending on an optimistic sale price, perfect construction budget, or fast resale. The downside table reveals how much cushion remains when those assumptions move against the project. It is a planning aid, not a forecast.
House flip calculator FAQ
How do I calculate profit on a house flip?
Subtract purchase, closing, rehab, contingency, holding, financing, and selling costs from expected sale proceeds. Use actual quotes and researched ARV whenever possible.
How much should I offer for a flip?
Compare the 70% rule screening result with the modeled maximum purchase price for your target profit. The modeled figure accounts for the specific expenses entered; neither is a recommendation or guarantee.
Does the 70% rule include every cost?
No. The rule reserves 30% of ARV as a broad buffer before subtracting rehab, but it does not separately calculate your financing, holding, selling, contingency, and target-profit assumptions.
How do financing costs affect a flip?
Interest grows with the loan balance, rate, and holding period. Points and other loan charges add further costs. This calculator includes those costs only when financed mode is selected.
What ROI should I target?
There is no universal target. Required return depends on risk, market, financing, taxes, time, experience, and alternatives. Use the result to understand assumptions, then obtain qualified financial, legal, tax, lending, and property advice.
Related planning tools
Use the ROI Calculator for a simpler return check, the House Flipper Worksheet for project notes, or browse all free SEANGWORLD tools.
What to do next
Keep exploring
Try another calculator or read the practical guides behind SEANGWORLD's money and planning tools.