Selling costs are a percent of ARV (agent commission, concessions, closing).
Calculation details
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What does this calculator estimate?
Fix-and-flip profit is what you keep after buying, renovating, holding, and reselling a property — sale price minus purchase, rehab, holding, and closing costs. Enter your numbers to see the profit and your margin.
- Profit = sale − purchase − rehab − holding − closing
- Always account for holding and closing costs
- The margin, not the profit, tells you if the deal is worth it
How flip profit is calculated
A flip's profit is the resale price minus everything spent to get there: purchase, rehab, holding (mortgage, taxes, utilities), and selling costs (commissions, closing). The calculator runs the full stack so the real number — not the gross spread — is visible.
Limitations to watch for
The estimate needs accurate ARV (use the ARV calculator) and a realistic selling-cost percent (5–8% typical with agent commissions). Rehab overruns are common — add contingency. Interest on hard money can be large.
How to use it in practice
Estimate the ARV, the all-in rehab with contingency, holding costs for the expected timeline, and selling costs. If profit is under 10–15% of ARV, the risk usually isn't worth it. Use it with the MAO calculator to set your offer.
['Enter the purchase, rehab, and holding costs.', 'Enter the ARV and selling cost %.', 'Read the net profit and ROI.']
How this calculator works
Formula
Profit = (ARV × (1 − selling costs %)) − purchase price − rehab costs − holding costs. It's the full deal math for a flip.
Worked example
Buy $200,000, rehab $50,000, hold $10,000, sell at $320,000 ARV with 6% selling costs: profit ≈ $40,800.
Assumptions to verify
- The ARV is realistic and conservative.
- Rehab includes a contingency.
- The timeline and holding costs are accurate.
Frequently asked questions
How do I calculate flip profit?
Net resale (ARV minus selling costs) minus purchase, rehab, and holding costs.
What are selling costs?
Agent commissions and closing fees — usually 5–8% of the sale price.
What's a good flip profit?
Many flippers target at least 10–15% of ARV after all costs.
Why did my flip lose money?
Rehab overruns, holding delays, and underestimating selling costs are the classic killers.
Should I add a contingency?
Yes — 10–20% of the rehab budget covers surprises.
What is the 70% rule?
Buy at ≤70% of ARV minus rehab — the quick version of this calculator's math.
How do holding costs work?
Every month of the flip costs interest, taxes, insurance, and utilities — longer timelines eat profit.
Cite this tool
BoringToolsKit. “Fix and Flip Profit Calculator.” boringtoolskit.com/fix-and-flip-profit-calculator/ (reviewed 2026-08-25). Free to reference in articles, syllabi, and answer posts with a link.
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