Expected sale proceeds less the complete modeled cost stack.
Fix and Flip Calculator
See the profit left in a fix and flip after purchase, repairs, financing, holding, and selling costs. The formula stays on the page. No account required.
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Editable assumptions
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Blue values are assumptions. Change them to match the property and documents in front of you.
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What the inputs produce
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Projected profit divided by modeled total project cost.
Purchase-price ceiling that preserves the target profit under these inputs.
Purchase, repairs, transaction, financing, holding, and selling costs.
Sale proceeds required to recover the modeled project costs before income tax.
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Read the profit before you write the offer.
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What a fix and flip calculator is for
A fix and flip buys a property, renovates it, and resells it. A fix and flip calculator turns that plan into one profit figure you can challenge before you write an offer. You enter the price you expect to pay, the after-repair value you can support, the repair budget, and the costs that sit between purchase and sale. Projected profit is the after-repair value minus that stack.
This page is the profit tool. It does not paste a listing, and it does not invent an after-repair value. If you still need a first screen from an address, sold prices, and a repair allowance, open the flip analysis calculator. That page applies the 70 percent rule and, when its labeled cost stack is tighter, shows the lower ceiling beside it. Come back here when you already have a purchase price and an after-repair value and you want every dollar visible.
How to fill in the profit tool
Start with an after-repair value you can explain. Fannie Mae's selling guide asks appraisers to use closed sales with a similar site, room count, living area, style, and condition, and to explain the search when it leaves the subject's market area. An investor screen is not an appraisal. The Appraisal Foundation publishes USPAP, the standards appraisers follow. Your number is a working estimate until you can name the sales and the adjustments.
Enter the purchase price you are testing. Put the repair budget in as one number that already includes labor, materials, permits, and a construction contingency. Buying costs are a percent of the purchase price. On a consumer mortgage, the Consumer Financial Protection Bureau's Closing Disclosure explainer lists common charges, including lender and title charges. An investor loan may use a different form, so use the fee schedule you were given. Selling costs are a percent of the after-repair value.
Financing costs are a dollar total you type, so interest, points, draws, and extension risk stay under your control. Monthly holding times the hold period is the carrying cost from acquisition closing through sale closing. Target profit is the minimum you still want after all of that. The results update in your browser. Copy the share link if those inputs should travel with the deal. The inputs live in the page URL.
How to read projected profit
Return on project cost is projected profit divided by total project cost. There is no universal good return on this page. The right target depends on time, leverage, and what else you could do with the cash.
The detailed max purchase solves for the price that still leaves your target profit. It subtracts repairs, selling costs, financing, holding, and the target from the after-repair value, then divides by one plus the buying-cost rate. That keeps acquisition costs that move with price inside the ceiling. The 70 percent rule is a different screen: multiply after-repair value by 70 percent, then subtract repairs. It is an investor shortcut. Fannie Mae's comparable-sale section describes how appraisers select and adjust closed sales. It does not set a purchase percentage for a flip. Compare both ceilings on the maximum allowable offer calculator.
Principal paydown is not added as a cost here. Paying principal changes the cash you need and the loan payoff. Counting it again as an expense counts the same dollars twice. IRS Publication 551 describes basis and settlement costs. Publication 537 discusses selling expenses. This calculator does not estimate income tax. Ask a tax professional before you treat projected profit as spendable cash.
Where the profit number goes next
Price the rehab before you trust the repair line. The rehab cost calculator separates area, kitchens, bathrooms, systems, exterior work, permits, and contingency. The holding cost calculator prices interest, taxes, insurance, utilities, and property care by the month, then shows what a delay costs per day. If the first question is still what you can pay from a listing, start with the flip analysis calculator, then bring a supported after-repair value and a repair budget back here.
Read the house flipping cost breakdown, the 70 percent rule guide, and the holding-cost guide before you treat a positive profit as a bid.
Sources
- Fannie Mae Selling Guide, B4-1.3-08, Comparable Sales
- The Appraisal Foundation, publisher of USPAP
- CFPB Closing Disclosure explainer
- IRS Publication 551, Basis of Assets
- IRS Publication 537, Installment Sales
Last reviewed October 27, 2026. The 70 percent rule is an investor shortcut. These sources describe comparable sales, appraisal standards, consumer closing charges, basis, and selling expenses. They do not set a required flip profit.
Know exactly what the calculator is doing.
Projected profit = ARV - purchase - repairs - buying costs - financing - holding costs - selling costsThe result keeps every major cost visible instead of assuming the 30% spread in the 70% rule will cover everything.
Use the result as a decision aid, not a verdict.
Enter a supported ARV
Use comparable renovated sales and explain every adjustment.
Price the full project
Include repair contingency, financing, ownership, and sale costs.
Compare profit with your target
A positive profit is not automatically an acceptable risk-adjusted return.
What this calculation cannot know.
- ARV is an opinion until supported by relevant sold comparables.
- The calculator does not estimate income tax, entity tax, or property-specific legal obligations.
- Timeline changes should update both financing and holding costs.
For a deeper explanation, read How to analyze your first investment property.
Understand the terms before using the output.
What is a fix and flip calculator?
A fix and flip calculator estimates what a buy, renovate, and resell project keeps after the costs you enter. On this page, projected profit is the after-repair value minus purchase, repairs, buying costs, financing, holding, and selling costs.
How is house flip profit calculated?
Subtract the purchase, renovation, buying, financing, holding, and selling costs from the expected sale price. Return on project cost is that profit divided by the total of those costs.
What is a good ROI on a house flip?
There is no universal target. Required return depends on project risk, time, leverage, liquidity, and the operator's alternatives. This calculator shows the return on the costs you entered. It does not grade it.
Does this include the 70% rule?
The detailed maximum purchase solves for the price that leaves your target profit after the costs entered. The 70 percent rule is a separate screen: 70 percent of after-repair value, minus repairs. Use the maximum allowable offer calculator to compare the two.
How is this different from the flip analysis calculator?
This page itemizes profit from numbers you type, including financing, holding months, and a target profit. The flip analysis calculator is the underwriting screen: paste a listing or enter an address, and the max offer is always 70 percent of after-repair value minus repairs. Use that screen when you do not yet have a supported after-repair value.
Should principal payments count as cost?
Principal affects cash requirements and payoff but is not the same as interest expense. Avoid counting principal both in costs and in the final loan payoff.
Can I share the result?
Yes. Calculate the scenario, then copy the generated share link. The inputs are stored in the URL, not sent to Rehabfolio.
Keep the assumptions, evidence, work, and outcome together.
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