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House Flip Calculator

Enter the after-repair value and your rehab budget. The calculator works backwards through selling costs, holding costs, closing and financing to the most you can pay for the house and still make your profit.

How it works

1
Start from the ARV
What the house sells for once it's fixed up. Use sold comps from the last 3–6 months, close by and as similar as you can find.
2
Add the rehab and your costs
Your rehab budget, the property tax rate, and a hard-money loan if you're using one. Selling costs, insurance and closing are already included.
3
Read your max purchase price
The highest offer that still leaves your minimum profit. Pay more than this and the profit comes out of your pocket.

How the flip math works

Most flip calculators start with the purchase price and tell you the profit. That's backwards for an investor making offers. You know the ARV and the rehab. What you need is the maximum you can pay, so this calculator solves for it:

  • Net sale price = ARV − 7% selling costs (agent commissions, seller closing, concessions)
  • Fixed costs = rehab + $3,000 buy-side closing + $900 insurance for six months + flood insurance if needed
  • Costs tied to the price = six months of property tax, plus hard-money points and interest if you finance
  • Max purchase price = net sale price − fixed costs − your minimum profit − any wholesale fee, divided by (1 + those price-based rates)

The breakdown under the result shows every line, so you can see where the money goes before you make an offer.

A worked example

ARV $250,000, rehab $40,000, 1.1% property tax, $40,000 minimum profit, paying cash:

  • Net sale price: $250,000 × 0.93 = $232,500
  • Less rehab, closing and insurance: $232,500 − $40,000 − $3,000 − $900 = $188,600
  • Less profit: $188,600 − $40,000 = $148,600
  • Six months of tax is about 0.55% of the price, so the max price is $148,600 ÷ 1.0055 ≈ $147,787

Turn on hard money at 2 points and 12% for six months and the max price falls to about $136,900. Points and interest come to about $11,000, and that money comes straight off what you can pay.

What a good flip looks like

Many flippers aim for a profit of at least $25,000–$40,000, or 10–15% of the ARV, whichever is higher. The cushion is there for when the rehab runs over, the house sits a month longer, or the ARV comes in lower than your comps said. If the numbers only work at the asking price with zero room for error, it isn't a deal yet.

Checking the numbers before you offer

  • ARV: use sold comps, not active listings, matched on beds, baths, square footage and condition after rehab.
  • Rehab: walk the house or get photos of every room. Our free rehab estimator prices it line by line.
  • Hold time: six months is the default. Add a month for permits or a slow market.
  • Exit: if it might end up a rental instead, run it through the BRRRR calculator too.

Frequently asked questions

How do you calculate profit on a house flip?

Profit = sale price − selling costs − purchase price − rehab − closing costs − holding costs (taxes, insurance, utilities) − financing costs (points and interest). This calculator flips that around: it sets your minimum profit and solves for the purchase price that delivers it.

What is the 70% rule for flipping houses?

A shortcut: pay no more than 70% of the ARV minus the rehab cost. On a $250,000 ARV with $40,000 of rehab, that's $135,000. It's a quick screen; the line-by-line math above is more accurate for your actual costs. Use the MAO calculator for the rule-based number.

What selling costs does the calculator assume?

7% of the ARV for agent commissions, the seller's closing costs and concessions. Buy-side closing is a flat $3,000 and builder's-risk insurance is $900 for six months.

Does it include hard money loan costs?

Yes. Turn on the lender section and enter the points, interest rate and hold time. Points and interest are charged on the purchase price and taken out of your max offer.

How much profit should I make on a flip?

Many investors want at least $25,000–$40,000, or 10–15% of the ARV, so one surprise doesn't wipe out the deal. The default here is $40,000. Change it to your own minimum.

Is this house flip calculator free?

Yes. No account, no email. It runs in your browser.

More free tools for investors

MAO Calculator →
70% rule max offer for wholesalers and flippers.
BRRRR Calculator →
Cash left in the deal, cash flow and cash-on-cash after the refinance.
Rehab Estimator →
Price the repairs line by line before you set the rehab budget.

Find the deals worth running through the numbers

DealSherpa works out ARV, rehab and max offer on on-market listings, pulls probate and other distressed records from the county and court, and keeps your follow-up in one CRM.

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