Fix & Flip Profit Calculator
Estimate acquisition, renovation, financing, holding, and selling costs for a property flip. See expected profit, ROI, cash required, break-even sale price, target purchase price, and downside/upside scenarios.
Property & Purchase
Renovation
Financing
Holding & Sale
Project Snapshot
EstimateUtiliverse Fix & Flip Profit Estimate
Planning estimate based on the entered assumptions.
Cost Breakdown
| Purchase closing costs | — |
| Renovation + contingency | — |
| Financing costs | — |
| Holding costs | — |
| Selling costs | — |
| Estimated net sale proceeds | — |
| Estimated loan amount | — |
Quick Purchase Checks
Profit Sensitivity
| Rehab \ Sale | -10% | -5% | Base | +5% | +10% |
|---|
How the Fix & Flip Profit Calculator Works
The calculator starts with the purchase price and adds acquisition closing costs, renovation costs, a rehab contingency, financing charges, monthly holding expenses, and selling costs. It then subtracts those modeled costs from the expected resale price to estimate profit.
If financing is selected, the tool estimates the loan amount as a percentage of the purchase price, adds origination points and other lender fees, and estimates simple interest over the holding period. Real hard-money and private-loan structures may use renovation draws, interest reserves, minimum interest, extension charges, or other terms, so lender documents should always control the final analysis.
Costs to Include in a Property Flip
Acquisition Costs
Beyond the purchase price, acquisition costs may include title, escrow or attorney fees, transfer-related charges, inspection, appraisal, recording, lender fees, and other local closing expenses.
Renovation and Contingency
A renovation budget should account for labor, materials, permits, demolition, disposal, design, and project management when applicable. A contingency reserve can help model the possibility of hidden damage, change orders, or price increases.
Holding Costs
Property tax, insurance, utilities, HOA charges, lawn or pool service, security, maintenance, loan interest, and other recurring expenses continue while the property is held. Delays can therefore affect profit even if the renovation budget itself does not change.
Selling Costs
Sale-related costs can include brokerage compensation, seller closing costs, title or attorney costs where applicable, concessions, staging, photography, marketing, repairs identified during inspection, and other transaction expenses.
Understanding the Results
Expected Profit
Expected profit is the estimated sale price minus all project costs modeled by the calculator.
ROI on Total Cost
This is estimated profit divided by total project cost. It shows profit relative to the entire modeled cost of the project, not just the investor's cash contribution.
Cash-on-Cash ROI
This estimate divides profit by the modeled cash required before the property sells. It can look higher when leverage is used, but leverage also increases financing risk and carrying costs.
Break-Even Sale Price
The break-even estimate solves for the sale price at which net proceeds after percentage-based selling costs approximately equal the modeled project costs.
What Is the 70% Rule?
The so-called 70% rule is a common rule-of-thumb sometimes used by property investors: multiply the expected after-repair value by 70%, then subtract renovation costs. The result is treated as a rough purchase-price reference. It is not a substitute for a full analysis because local selling costs, financing, taxes, holding time, market conditions, property type, and desired return can make a very different purchase price appropriate.
Fix & Flip Profit Calculator FAQ
How is estimated flip profit calculated?
The tool subtracts the purchase price, acquisition costs, renovation and contingency, financing costs, holding costs, and selling costs from the expected sale price.
Does the calculator include financing?
Yes. You can model a loan as a percentage of purchase price, annual interest, origination points, other financing fees, and the holding period. Interest is estimated using a simplified non-amortizing approach.
What does target maximum purchase price mean?
It is the approximate purchase price that would produce the target profit you entered, assuming the rest of the modeled costs and expected sale price remain unchanged.
Should I rely on the 70% rule?
No single percentage rule fits every property or market. The 70% rule is shown only as a quick reference. A detailed cost and risk analysis is more informative.
Why is sensitivity analysis useful?
Flip projects can be affected by lower resale prices and higher renovation costs. The sensitivity table shows how estimated profit changes under several simple downside and upside combinations.
Does this calculator guarantee an investment return?
No. It is a planning calculator. Actual property value, contractor costs, loan terms, taxes, permits, repairs, timeline, transaction costs, and market conditions can differ from the assumptions entered.