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Free Fix and Flip Calculator

Calculate profit, ROI, and maximum offer price for your next flip. Includes 70% rule analysis and holding cost breakdown.

Quick Answer

A fix and flip calculator estimates your net profit and ROI on a house flip by factoring in purchase price, repair costs, holding costs, selling expenses, and financing. Enter your numbers to see if a deal meets the 70% rule and what your projected return will be.

Fix and Flip Calculator

Deal Basics

Estimated sale price after renovations. Use the ARV Calculator to estimate yours.

Holding & Selling

Taxes, insurance, utilities, etc.

Commissions + closing costs, typically 6–8%

Financing (optional)

Fix and Flip Investing Explained

Fix and flip investing involves purchasing a distressed property, renovating it, and selling it at a profit. Success depends on accurate ARV estimation, realistic repair budgets, and keeping holding costs in check.

The 70% Rule

Max Offer = ARV × 0.70 − Repair Costs

Fix and Flip ROI Formula

ROI = (Net Profit / Total Investment) × 100

Key Cost Categories

  • Acquisition: Purchase price, closing costs, inspection fees
  • Renovation: Labor, materials, permits — the largest variable cost
  • Holding: Property taxes, insurance, utilities, loan interest
  • Selling: Agent commissions (5–6%), closing costs (1–2%)

Use the Hard Money Loan Calculator to model your financing costs, and the ARV Calculator to estimate your after-repair value before committing to a deal.

Frequently Asked Questions

What is the 70% rule for fix and flip?

The 70% rule states that a fix-and-flip investor should pay no more than 70% of the After Repair Value (ARV) minus the estimated repair costs. For example, if a home's ARV is $300,000 and repairs are $50,000, the maximum offer price is ($300,000 × 0.70) - $50,000 = $160,000. The 30% buffer covers holding costs, selling costs, financing, and profit margin.

What is a good ROI for fix and flip?

Most experienced fix-and-flip investors target a minimum ROI of 15–20%, or at least $25,000 in net profit per deal. Annualized ROI above 30% is considered strong. The right threshold depends on your local market, financing costs, and how quickly you can complete and sell the project.

What are typical selling costs for house flips?

Selling costs for a fix-and-flip typically run 6–8% of the sale price. This includes buyer's agent commission (2.5–3%), listing agent commission (2.5–3%), and closing costs (1–2%). Some investors also factor in a staging budget or price reduction buffer.

What are holding costs for house flips?

Holding costs are the ongoing monthly expenses incurred while you own the property before selling. They typically include mortgage or hard money interest payments, property taxes, insurance, utilities, and any HOA fees. A reasonable estimate is $1,500–$3,000 per month depending on the market and loan structure.

How do you calculate fix and flip ROI?

Fix and flip ROI is calculated as: (Net Profit / Total Investment) × 100. Net Profit = ARV - Total Investment. Total Investment includes purchase price, repair costs, holding costs, selling costs, and financing costs. Annualized ROI adjusts for the holding period: ROI / (Holding Months / 12).