House flipping calculator

A house flip's net profit is the sale price minus the purchase price, rehab, financing, holding, buying and selling costs. A flip bought for $170,000, with $40,000 of rehab and $45,000 of other costs, nets $45,000 if it sells for $300,000.

  • Free, no signup
  • Official county data
  • Formulas published

Deal assumptions

Enter what you know. Holding costs and financing update the results panel live.

Property

Optional address helps when you save the deal.

Acquisition & exit

Purchase, rehab, and after-repair value drive profit and MAO.

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Financing

Costs & targets

Closing costs, holding expenses, and offer rules.

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Calculated results

Flip analysis

Updates live. Estimates only — not financial advice.

Enter purchase price, ARV, and rehab budget to see your verdict.

Enter assumptions

Complete the required inputs to save.

What does the house flipping calculator do?

This calculator models a fix-and-flip or wholesale-to-retail style resale: purchase costs, renovation budget, holding costs, optional hard-money financing, selling costs, and after-repair value (ARV).

Who should use it?

House flippers, acquisition managers, and beginners who want a consistent framework before making an offer.

What you need to enter

  • Purchase price and ARV
  • Rehab budget and project duration
  • Cash or hard-money financing assumptions
  • Monthly tax, insurance, utilities, and HOA
  • Agent commission and selling closing costs
  • Target profit and MAO percentage

How the calculation works

  1. 1Total project cost includes purchase, rehab, buying costs, holding costs, financing costs, and selling costs.
  2. 2Net profit = ARV − total project cost.
  3. 3ROI compares net profit to cash invested.
  4. 4MAO = (ARV × MAO%) − rehab (default 70% rule style).
  5. 5Break-even sale price is the ARV needed for zero profit after selling costs.

The same formulas run the full workspace and are listed on the formulas page.

Worked example

Illustrative Orange County, FL cash flip

Purchase
$220,000
Rehab
$45,000
ARV
$340,000
Hold
6 months

Figures are hypothetical for teaching the workflow. Run the calculator with your own numbers for a live verdict.

How to read the results

  • Green verdict: profit meets your target and purchase is within MAO.
  • Yellow: profitable but below target or slightly above MAO — negotiate.
  • Red: loses money or far above MAO at these assumptions.

Common mistakes and limits

  • Ignoring holding costs and insurance during renovation.
  • Using retail ARV without checking realistic comps.
  • Forgetting selling commissions and closing costs.
  • Treating estimates as guaranteed market outcomes.

Florida deals often face elevated homeowners insurance and flood considerations. Use county defaults as starting points, then verify with a local insurance agent and title company.

Questions people ask

Yes. MAO defaults to 70% of ARV minus rehab, and you can change the MAO percentage.

FlipMetric

Ready to run your own numbers?

Use the calculator above, or open the full workspace. Your first analysis doesn't need an account.

Open the workspaceSee pricing

Estimates only, not financial, legal or tax advice. Read the disclaimer.