A fix and flip calculator computes gross profit, net profit, ROI %, and annualized ROI for house flipping deals — including holding costs, selling costs, and a 70% rule check.
Deal Inputs
Mortgage interest, taxes, insurance, utilities
Agent fees (5-6%) + closing costs (1-2%)
How to Calculate Fix-and-Flip Profit
This fix and flip calculator computes every key metric for a house flip: gross and net profit, ROI, annualized return, and whether the deal passes the 70% rule. Enter realistic numbers for each cost component to get an accurate profit picture.
The Biggest Mistakes in Flip Analysis
Underestimating rehab costs is the #1 mistake. Get 3 contractor quotes before buying. Underestimating holding time is #2 — most flips take longer than expected. Budget 10-15% contingency on rehab and 2-4 extra months on the holding period. Forgetting selling costs is #3 — a 6% commission on a $250,000 flip is $15,000.
Financing Your Flip
Hard money loans are common for flips: typically 70-80% of ARV at 9-15% interest, with 1-4 points upfront. A $150,000 loan at 12% for 6 months costs $9,000 in interest plus 2 points ($3,000) = $12,000 in financing costs. Always include these in your holding cost calculation.
FAQ
Is this fix and flip calculator free?
Yes, completely free with no signup required. All calculations run locally.
Is my data safe?
Yes. All calculations run in your browser.
What is the 70% rule in house flipping?
The 70% rule says you should pay no more than 70% of the ARV minus repair costs. MAO = (ARV × 70%) − Repairs. This cushion covers your holding costs, closing costs, and profit. In competitive markets, some investors pay 72-75%; in slow markets, 65% is safer.
What are typical holding costs for a flip?
Holding costs include: mortgage interest or hard money loan interest (8-15% annualized is common for hard money), property taxes (prorated monthly), insurance, utilities, HOA if applicable, and security/lawn. For a 6-month hold on a $150K loan at 12%, that's roughly $9,000 in interest alone.
What is a good ROI for house flipping?
Most experienced flippers target $20,000-$50,000 net profit per deal, or 20-30% ROI annualized. Under $15,000 net profit on a flip is often not worth the risk and effort. Annualized ROI matters most — a $25,000 profit in 3 months is better than $35,000 in 12 months.