House Flipping Calculator

A flip turns on two costs people forget: the months of holding, and the cost of selling, which is charged on the after-repair value rather than on what you paid. Enter the purchase price, the rehab budget, the holding cost per month, the loan terms and the ARV, and this returns the net profit, the cash you actually have to put in and the return on that cash. A second action gives the most you can pay, both under the 70 percent rule and from your own numbers.

Calculator Type

Purchase Price ($) *

Buying Closing Costs (% of purchase)

Rehab Budget ($) *

Months Held

From closing to the day the sale completes, not to the day the work finishes.

Holding Cost per Month ($)

Property tax, insurance, utilities, lawn, HOA. Not the loan interest, which is below.

Borrowed Against the Purchase (%)

Zero for an all-cash purchase.

Loan Interest Rate (%)

Charged interest-only on the balance for the months held.

Loan Points (% of the loan)

Agent Commission on the Sale (%)

Seller Closing Costs (%)

After Repair Value ($) *

What the finished house sells for, taken from comparable sales and not from hope.

Rule of Thumb (% of ARV)

The classic flipper rule is 70. Tight markets are worked at 75 or higher.

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