Calculate your real estate flip profit in 60 seconds. Enter your numbers below to see net profit, ROI, and the maximum offer you should make using the 70% rule.
The estimated value after repairs are complete
What you'll pay to acquire the property
Estimated renovation costs (15% contingency added automatically)
How long you'll own the property before selling
Get the full Flip Analyzer Pro with triple-strategy comparison (Wholesale, Flip, BRRRR), quick rehab estimator, and instant offer sharing.
No credit card required
A house flip calculator is a financial tool that helps real estate investors quickly determine if a property will be profitable to flip. By entering key numbers like the after repair value (ARV), purchase price, and rehab costs, you can instantly see your projected net profit, return on investment (ROI), and whether the deal meets the industry-standard 70% rule.
Professional house flippers use flip calculators to analyze dozens of properties per week, filtering out bad deals in seconds and focusing their time on profitable opportunities. Without a calculator, investors waste hours building spreadsheets or worse, make costly mistakes by eyeballing numbers at the property.
Real estate flipping is a numbers game. The difference between a $50,000 profit and a $10,000 loss often comes down to accurate cost estimation and quick decision-making. Here's why successful flippers rely on calculators:
Analyze a deal in 60 seconds vs 10 minutes with a spreadsheet. When you're looking at 20 properties a week, this saves 3+ hours.
Automatically includes often-forgotten costs like contingency (15%), holding costs ($1,500/month), and selling costs (8% of ARV).
Use it on your phone while viewing properties. No need to take notes and crunch numbers later when you're back at your desk.
Know immediately if a deal meets your investment criteria ($50K profit minimum, 20% ROI) before wasting time on negotiations.
Our flip calculator uses the proven formula that professional investors have relied on for decades. Here's the step-by-step breakdown:
Total Costs = Purchase Price + Rehab (w/ 15% contingency) + Buying Costs (3%) + Holding Costs + Selling Costs (8%)
Net Profit = ARV - Total Costs
This is your bottom-line profit after all expenses. Professional flippers target a minimum of $50,000 net profit per deal to justify the time and risk involved.
ROI = (Net Profit / Total Costs) × 100
Return on Investment shows how efficient your capital is. A 20% ROI means you're making $20 for every $100 you invest. Most successful flippers won't touch a deal below 20% ROI.
The 70% rule is the most widely-used formula in house flipping to determine the maximum allowable offer (MAO). Here's how it works:
Maximum Offer = (ARV × 70%) - Rehab Costs
This formula ensures you're buying at a price that leaves enough room for profit after all costs. The 30% margin covers rehab, holding costs, selling costs, and your profit target.
Example: If a property has an ARV of $300,000 and needs $50,000 in rehab, your maximum offer should be ($300,000 × 0.70) - $50,000 = $160,000. Paying more than this leaves insufficient margin for profit.
Let's walk through a real-world example to see how the flip calculator works in practice:
Rehab with contingency: $35,000 × 1.15 = $40,250
Buying costs: $220,000 × 0.03 = $6,600
Holding costs: 6 months × $1,500 = $9,000
Selling costs: $320,000 × 0.08 = $25,600
Total costs: $220,000 + $40,250 + $6,600 + $9,000 + $25,600 = $301,450
Net Profit: $320,000 - $301,450 = $18,550
ROI: ($18,550 / $301,450) × 100 = 6.2%
Verdict: MARGINAL DEAL
This deal falls short of the $50K profit minimum and 20% ROI target. A seasoned flipper would likely pass or negotiate a lower purchase price (around $180K to hit targets).
Even experienced investors make calculation errors that cost thousands. Here are the most common mistakes and how to avoid them:
Always add 15-20% to your rehab estimate. You WILL find surprise issues (termites, bad plumbing, foundation cracks). Budget $40K for rehab? Plan for $46-48K minimum.
$1,500/month is a conservative baseline. In high-tax areas or with construction delays, you might hit $2,500+/month. Track your actual holding costs per deal to refine this number.
Use only SOLD comps (not active listings) from the past 90 days within 1 mile. Adjust for condition differences. Overestimating ARV by just 5% ($15K on a $300K house) can wipe out your entire profit margin.
If you buy in October and finish in February, you're selling in a slower market. Factor in longer holding times and potentially lower sale prices during winter months in many markets.
The 70% rule is the guideline, not gospel. Here's when to adjust it for your market:
Many investors start with Excel, but here's why dedicated flip calculators save time and money:
| Feature | Excel | Flip Calculator |
|---|---|---|
| Setup Time | 2-4 hours (first time) | 0 seconds (ready now) |
| Analysis Speed | 5-10 minutes | 60 seconds |
| Mobile Use | Not practical | Perfect for property visits |
| Formula Errors | Easy to break formulas | Tested & locked |
| Updates | Manual | Automatic |
This calculator is designed for:
Ready to analyze deals like a pro? Here's what to do next:
Flip Analyzer Pro is the only calculator that automatically ranks all three exit strategies, showing you which path makes the most money for each property.
Start Free Trial - 3 Analyses Included