Project Your Fix & Flip Profit and Cash Return
House flipping calculator: acquisition costs entered by you, carrying costs counted, purchase loan as the only financing.
What This Calculator Does
Enter a deal you plan to buy, renovate and resell, and this fix and flip calculator estimates its profit in nominal, pre-tax terms. Cash you pay to acquire the property is counted, along with carrying costs and sale costs. Financing is one fixed loan on the purchase alone. You get two separate returns: one on total capital and one on your own money. Any cash gap at sale stays on screen.
Who Is This For
Investors, real estate agents and clients weighing a specific Florida resale case bring their own cost figures and lender quotes. The output is not a verified valuation, a lender decision, a tax calculation or a full cash-management plan.
How It Works
The form needs eight figures before it runs. Start with the purchase price, ARV, rehab budget and cash buying costs. Then add the monthly holding cost, the number of whole months you'll hold, the selling cost percentage and the purchase loan. Enter 0 for any cost you don't have; buying with cash means a loan of 0. Quoted interest goes into monthly holding, entered there once. Leave principal repayments out of it. Look at both returns, and check whether the sale cash comes out + or −. Confirm each quote with whoever gave it, and run the numbers again when an assumption moves.
Frequently Asked Questions
Which costs does this house flipping calculator subtract?
Start with the ARV and take away the purchase price, the rehab and your cash acquisition costs. Then subtract carry times the months held, plus sale costs. Acquisition costs mean nonrefundable cash you hand over, less any credits you can actually use. Leave out refundable escrow, reserves that sit idle and anything you've already entered elsewhere. Carry may hold quoted interest, property tax and insurance. Utilities and other recurring bills can go in too. Sale costs hit once, applied to the resale price entered in the form. Each of the eight inputs needs a value you type in. A blank cost won't be read as zero behind your back.
How does project ROI differ from your-cash ROI?
Project ROI takes pre-tax profit and divides it by everything you spend: purchase price, rehab, purchase costs and all holding costs. Your-cash ROI uses that same profit over a smaller base, which is the total less the purchase loan. Selling costs come out of profit. They stay out of both totals because the buyer's money at closing pays them. Here's a quick check: take your own cash away from the sale cash, and what's left is the profit. With no cash of your own in the deal, the calculator shows no ROI at all, which is different from 0% and from unlimited. Neither return is annualized. Neither one is an IRR either.
What kind of loan can I model?
Only a purchase loan, sized anywhere from 0 to the purchase price. Its principal never changes, and you repay it in one lump at resale. Because quoted interest already belongs in monthly carry, the payoff reduces sale cash but doesn't hit profit a second time. Everything besides the loan is paid in cash: rehab, acquisition costs and carry. The model has no amortization, no extra draws and no financed fees. It also skips construction lending and loan terms that change over time. For a real, dated payoff figure, ask your lender directly. Treat this projection as an estimate, not a payoff quote.
Can the result show a loss or cash owed at sale?
Yes, both can happen. You may enter an ARV of 0 to test a total loss; that is a stress test, not a forecast or a verified value. Negative profit stays on screen. So does negative sale cash, which tells you the sale won't pay off selling costs plus the purchase loan, and you'd have to bring more money. The calculator never floors it at zero. Because losses can run past what you put in, your-cash ROI can drop under −100%, meaning you lost more than 100% of your cash. Taxes on profit, any refunds and the money you'd really need at closing are left out of the math.
Is the 70% rule a safe offer limit?
No. The 70% rule is a rough shortcut: 70% of ARV minus rehab, floored at 0 and cut down to the whole cent. Purchase, holding and selling costs are not deducted separately. The figure does not prove a profit, set a legal offer cap, verify a valuation or approve a loan. Even an offer under it still needs the full cost breakdown and the property's quotes.
What input limits and rounding apply?
You can hold for 1–36 whole months. Type 2.0 and the form reads 2, not 20; a fraction of a month is refused. Each amount tops out at $2 billion. The selling cost percentage must fall within 0%–30%, using four decimals at most, and that range only reflects how the form works, not what the market charges. Selling costs get rounded to the cent once. Every total is a sum of amounts already in cents. The 70% offer always rounds down. A result above $100 billion won't display; that cap belongs to the calculator and says nothing about lending. Check every cost, resale and payoff figure against its source. This tool computes neither your taxes nor the lender's payoff statement.