Fix & flip profit
Net profit, ROI, annualized return and the 70% rule check.
Share or save these exact numbers. The link keeps every input, so whoever opens it sees the same result and can change any number to compare options.
The deal
What you will pay to buy the property.
Your estimate of what it will cost to repair or renovate the property. Get a contractor's quote if you can, since repairs often cost more than expected.
What you expect the property to sell for once the repairs are done, based on recent sales of similar nearby homes. It is an estimate, so also try a lower number to see how risky the deal is.
How many months pass between buying the property and the sale closing, including the repairs and the time it sits on the market. More months means more cost.
Costs
Fees you pay when you buy (lender, title company, recording), as a percentage of the purchase price. Often around 2% to 5%.
Everything it costs you to sell, as a percentage of the sale price: agent commission, transfer tax and closing fees. Often 6% to 10% in total. Use your area's real figure.
What it costs each month to own the property while you work on it: property tax, insurance and utilities. Loan interest is counted separately.
Financing
Funding
How you pay for the purchase: with a short-term loan (hard money) or entirely with your own cash.
How much of the purchase price the lender will loan you. 85% of $150,000 is $127,500, and you pay the remaining $22,500 in cash.
The yearly cost of a short-term loan where you pay only the interest each month and none of the balance. Short-term investor loans usually cost more than regular mortgages, so use your lender's quote.
A fee paid to the lender when the loan starts. One point is 1% of the loan, so 2 points on a $100,000 loan costs $2,000. Enter 0 if there is none.
Estimated net profit
$29,438
11.3% of ARV · $82,263 of your cash in
Deal check
Rules-based reviewSolid flip
Workable on paper. Check the flags below before you commit.
Pass: the numbers don't work. Thin: little room for mistakes. Solid: workable. Strong: clears the usual targets with room to spare.
- Projected profit is $29,438, which is 11.3% of ARV. Many investors want about 15% or more to pay for the risk.
- Stress test: with rehab 15% over and 2 extra months, you would still make $18,700.
- ARV is the number you control least. It can fall to $228,003 (12% below your estimate) before you lose money, and a 5% lower sale price alone costs about $11,960.
- Your price is $8,000 above the 70% rule offer (ARV × 70% − rehab).
What would change the answer
- →For a 15% margin ($39,000) the numbers point to an offer near $141,176, about $8,824 below your price.
- →Trimming one month off the timeline is worth about $2,369.
Terms used:ARV (after-repair value)ROI (return on investment)ARV rule (the 70% rule)Holding costsHard money loanStress test
An estimate from your inputs, not financial, tax or legal advice. Verify every number with real comps, quotes and the source records.
35.8%
ROI on cash invested
84%
Annualized ROI
$228,003
Break-even sale price
$142,000
70% rule max offer
- Purchase
- $150,000
- Buying closing costs
- $3,000
- Rehab
- $40,000
- Holding costs
- $7,200
- Loan interest
- $7,013
- Loan points
- $2,550
- Selling costs
- $20,800
- Net profit
- $29,438
What this means
You keep about 11.3% of the sale price as profit, or 35.8% on the cash you put in.
Your price is $8,000 above the 70% rule offer (ARV × 70% − rehab). That rule is a common screen, not a law, so some deals still work above it, but there is less room for surprises.
Every rehab runs over somewhere. Try adding 10-15% to the rehab budget and 2 months to the timeline to see how thin the deal gets.
For education and planning only. Results are estimates based on the numbers you enter and are not financial, tax, legal or lending advice. Loan rules, rates and taxes vary, so confirm details with a licensed professional.
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