🔨 Flipping
Fix & Flip
Calculator
Calculate your flip profit, ROI, and the maximum you should pay. Uses the investor-standard 70% rule to protect your margin.
The 70% Rule: Most experienced flippers use it as a quick filter — don't pay more than 70% of ARV minus rehab costs. This leaves room for all expenses and a profit margin. This calculator lets you customize the percentage to match your market and risk tolerance.
💸 Financing & Holding Costs
Net Profit
$0
ROI: 0% · Annualized: 0%
Total Project Cost
$0
All-in including carrying
Total Selling Costs
$0
Commission + closing
MAO (70% Rule)
$0
Max Allowable Offer
Full Cost Breakdown
Purchase Price—
Rehab (incl. contingency)—
Financing (interest + points)—
Holding Costs (tax/ins/util)—
Buy Closing Costs—
Sell Costs (agent + closing + staging)—
ARV Sale Price—
Net Profit—
Finance your flip
Hard money and bridge loans for fix-and-flip projects. Fast approval, asset-based lending.
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Frequently Asked Questions
What is the 70% rule in fix and flip? ▾
The 70% rule states you should pay no more than 70% of the After Repair Value (ARV) minus rehab costs. If ARV is $300,000 and rehab is $50,000, your Maximum Allowable Offer (MAO) = ($300,000 × 0.70) - $50,000 = $160,000. The 30% buffer covers holding costs, selling costs, financing, and profit margin. In competitive markets some investors use 75-80%, accepting lower margins.
What is a realistic profit target for a flip? ▾
Most experienced flippers target a minimum of $25,000-$30,000 net profit, or at least 15-20% ROI on invested capital. Projects under $20k profit generally aren't worth the risk for most investors. Always model your worst case — rehab cost overruns of 20-30% and sales prices 5-10% below expectation are common. The 70% rule exists to protect your margin when things go wrong.
How do I estimate rehab costs accurately? ▾
The most accurate method is getting contractor bids before making an offer. As a rough estimate: cosmetic flip (paint, flooring, fixtures) = $15-25/sqft; mid-level renovation (kitchen, bath, cosmetic) = $30-50/sqft; full gut renovation = $60-100/sqft+. Always add a 10-20% contingency. Common cost underestimates: electrical/plumbing issues, foundation problems, HVAC replacement, and scope creep.