Fix & Flip Calculator
The Fix and Flip Calculator is a free tool that estimates the profit and return on investment on a house flip. You plug in the purchase price, rehab budget, holding costs, financing, and the after repair value, and it shows what you'd walk away with.
It's built for real estate investors sizing up a deal, but it works for anyone running the numbers. Flippers use it to vet a purchase. Wholesalers use it to estimate a buyer's spread before setting a contract price.
Property Information
Enter the basic details of your property
Estimates
Provide your property value estimates
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Rehab Costs
Estimate your renovation expenses
Add:
Add:
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What is the Fix & Flip Calculator?
The Fix and Flip Calculator is a free tool that estimates the profit and return on investment on a house flip. You plug in the purchase price, rehab budget, holding costs, financing, and the after repair value, and it shows what you'd walk away with.
It's built for real estate investors sizing up a deal, but it works for anyone running the numbers. Flippers use it to vet a purchase. Wholesalers use it to estimate a buyer's spread before setting a contract price.
BEFORE
AFTER
How the Calculator Works
The calculator works by subtracting your total project costs from the expected resale value. What's left is your estimated net profit, and that profit divided by your cash invested gives your return on investment.
It accounts for the full cost of a flip, not just what you pay for the house:
- Purchase price is what you pay to buy the property.
- Rehab costs cover materials, labor, and permits to bring the house to resale condition.
- Holding costs are the monthly expenses you pay while you own it.
- Financing costs include loan interest and origination fees if you borrow.
- Selling and closing costs are the agent commission and closing fees on the resale.
How to Use the Fix & Flip Calculator
Using the calculator takes a couple of minutes. Have your purchase price, rehab estimate, and comps ready, then work through the fields in order.
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1. Enter the purchase price
Type in the amount you expect to pay for the property.
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2. Add your rehab costs
Enter your total repair budget, including materials, labor, and permits.
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3. Enter your holding costs
Add up taxes, insurance, utilities, and any loan interest for the months you'll own the house.
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4. Add financing details
If you're borrowing, enter the loan amount, interest rate, and origination fees.
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5. Enter the after repair value
This is the resale value once the work is done, based on comparable recent sales nearby.
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6. Review your results
The calculator returns your estimated net profit and return on investment, plus your maximum offer.
Click “Calculate” to see your estimated profit, profit margin, and ROI instantly.
Why Use a Fix & Flip Calculator?
A fix and flip calculator takes the guesswork out of a deal. Instead of rough mental math, you get hard numbers on profit, ROI, and your maximum offer before you put a dollar at risk. Here's what it does for you.
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Estimate profit before purchase
See your projected net profit on a deal before you make an offer, so you only chase the ones that pay.
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Avoid overpaying for a property
The calculator shows your maximum offer, which keeps you from talking yourself into a thin or negative spread.
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Compare multiple investment opportunities
Run two or three properties side by side and put your money behind the strongest return, not the prettiest house.
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Include hidden project costs
Holding costs, financing, and closing fees quietly eat profit. The calculator forces them into the math where they belong.
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Plan rehab and financing requirements
Knowing your rehab budget and loan costs up front tells you how much cash and credit each deal really needs.
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Calculate ROI more accurately
A clear return on investment number lets you judge a flip against your target and against other deals on your plate.
How Do You Calculate Fix and Flip Returns
Your fix and flip return is your resale value minus everything you spend to buy, fix, hold, finance, and sell the property. Show that as a dollar figure for net profit and as a percentage for ROI, and you have the full picture of the deal.
A flip is a short-term play, usually wrapped up inside 12 months and often closer to six. Unlike a long-term buy-and-hold that earns rent for years, a flip only pays once, on the resale.
That short window is why every cost counts. The longer you hold, the more interest and holding costs chip away at the same fixed profit.
Core Fix and Flip Formulas
Three formulas carry most of the weight on a flip.
Net Profit
Net Profit = After Repair Value − (Purchase Price + Rehab Costs + Holding Costs + Financing Costs + Selling Costs)
ROI
ROI = (Net Profit ÷ Total Cash Invested) × 100
Maximum Allowable Offer (70% Rule)
Maximum Allowable Offer = (After Repair Value × 70%) − Rehab Costs
Net profit tells you the dollars. ROI tells you how hard those dollars worked. The 70% rule gives you a fast ceiling on what to offer, since 70% of the ARV is meant to cover closing costs, holding costs, and agent commission with margin left over.
Fix and Flip Formula Example
Here's how it looks on a sample deal. Treat these numbers as illustration, not a quote.
Add the costs and you get a total project cost of $227,000. Subtract that from the $300,000 resale value, and your net profit is $73,000.
For the return on investment, divide $73,000 by the $227,000 invested. That's roughly a 32% ROI on an all-cash deal.
Run the 70% rule as a sanity check. The maximum offer is ($300,000 × 70%) − $50,000, or $160,000. The $150,000 purchase sits under that ceiling, so the spread holds.
Finance the deal with a hard money loan and the math shifts. Your cash invested drops, which can push your cash-on-cash return higher, but origination fees and monthly interest payments cut into net profit. The calculator folds those costs in for you.
Disclaimer: This calculator is based on REsimpli research using historical and general nationwide data, and is not investment advice. Results may not reflect your actual return, so consult a real estate professional before investing. REsimpli is not responsible for decisions made from these tools, or for errors, omissions, or the accuracy of third-party property details, which you should confirm before relying on them.
One App to Replace Them All
Running the numbers is one piece of a flip. Finding the deal, working the seller, and selling the finished house each take their own tools, or they take one. REsimpli is an all-in-one CRM built for real estate investors.
From a single platform you can pull and stack property lists, skip trace owners, and reach them by call, text, ringless voicemail, direct mail, and email. Leads flow into a pipeline with auto-pulled property data and a built-in deal calculator, so the math travels with the deal from first contact to closing.
When it's time to sell, REsimpli handles disposition with a buyer database and a hosted buyer website. Drip automation, granular team permissions, KPI tracking, and a suite of AI agents keep the whole operation moving.
Stop stitching tools together. See how REsimpli runs your entire flip business in one place.
Start Your Free Trial- All-in-one CRM Manage leads, properties, tasks, and deals in one place.
- Marketing & Skip Tracing Pull lists, skip trace, and reach sellers across every channel.
- Disposition & AI Sell faster with a buyer database, automation, and AI agents.
Frequently Asked Questions About Fix & Flip Calculations
What is the 70% rule in house flipping?
The 70% rule is a quick formula for setting your maximum offer on a flip. You take 70% of the after repair value and subtract your rehab costs.
Maximum Offer = (ARV × 70%) − Rehab Costs
That 70% baseline bakes in closing costs, holding costs, and agent commission. Go lower than 70% to play it safe, or higher to get aggressive in a hot market. If you're wholesaling, subtract your fee too.
How do you estimate rehab costs accurately?
Estimating rehab costs accurately means itemizing the work instead of guessing a lump sum. The closer you scope the job, the closer your profit estimate lands.
- Walk the property and note every system that needs work, from roof to foundation.
- Itemize by category such as roof, HVAC, plumbing, electrical, kitchen, bath, flooring, and paint.
- Get contractor bids on the big-ticket items rather than eyeballing them.
- Use per-square-foot benchmarks for a fast first pass, then refine with real quotes.
- Pad for surprises with a contingency, since older homes hide problems behind the walls.
What are holding costs and why do they matter?
Holding costs are the ownership expenses you pay the entire time you own the property. They run every month whether the rehab is moving or stalled, so they matter a lot to your bottom line.
Holding costs typically include:
- Loan interest on your purchase or rehab financing
- Property taxes
- Insurance
- Utilities
- HOA fees
- Maintenance
- Security for a vacant property
The longer your timeline runs, the more these costs stack up against the same fixed resale value. A flip that drags an extra two or three months can quietly erase a good chunk of profit.
Can I use this calculator if I am financing the deal with a hard money loan?
Yes, you can use the Fix and Flip Calculator for a deal financed with a hard money loan. Enter your loan amount, interest rate, and origination fees, and it folds those into your total project costs.
Hard money loans are short-term financing from private money lenders, built for flips. They cost more than a bank loan, so the interest payments and fees belong in your math. The calculator works like a loan calculator here, showing how financing changes both your net profit and your return.
How do wholesalers use a fix and flip calculator?
Wholesalers use a fix and flip calculator to estimate a flipper's resale profit, then back into a contract price that still leaves room for everyone. The end buyer needs a deal worth doing, and the wholesaler needs a fee.
Say a flipper would pay $110,000 for a property and you want a $25,000 assignment fee. Your maximum offer to the seller is $85,000. The calculator lets you test those numbers fast, so you contract at a price that sells.
What is a good ROI percentage for a house flip?
A good ROI on a house flip generally falls in the range of about 10% to 20%, though the right target depends on your market, risk, timeline, and financing.
Many investors won't touch a deal below a set return or a minimum dollar profit per flip. A short, low-risk project can justify a smaller margin, while a heavy rehab in a soft market should pay you more for the added risk.
Why does accuracy in the ARV matter so much?
ARV accuracy matters because the after repair value is the resale number every other figure leans on. It drives your estimated profit, your ROI, and your maximum offer all at once.
Overestimate the ARV and a thin deal looks like a winner, so you overpay to win it. Underestimating repairs does the same damage from the other side.
Pull solid comps from recent nearby sales and stay conservative. Getting ARV and rehab right is what separates a profitable flip from a loss.