Fix and flip profit calculator: estimate house flipping profit, rehab costs, and flip ROI before you buy. Free, editable inputs, runs in your browser.
Selling costs are a percent of ARV (agent commission, concessions, closing).
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Every figure above is calculated locally in your browser from the assumptions shown. No inputs are sent anywhere. See the methodology section below for how this tool works.
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Worked example: a 180,000 dollar purchase, line by line
Take a house bought for 180,000 that will sell for an ARV of 290,000. Put in rehab 40,000, holding costs 9,000 (six months of taxes, insurance, utilities, and loan interest), buy closing costs 4,500, and a selling cost percentage of 7. The calculator computes selling costs as 290,000 x 7% = 20,300.
Total cost is the sum of all five buckets: 180,000 + 40,000 + 9,000 + 20,300 + 4,500 = 253,800. Profit is 290,000 - 253,800 = 36,200.
ROI uses only cash you put in at or before closing: purchase plus rehab plus buy closing, or 224,500. So ROI = 36,200 / 224,500 = 16.1%. If you finance the purchase, your real cash-on-cash return rises, but so does the holding-cost line, because every extra month of interest comes straight out of the 36,200.
Where this model breaks down
The formula assumes you sell at exactly ARV and every cost is known upfront. Neither is true. A 2024 Hondros College of Business study of 3,200 Ohio flips found actual net margins average 5 to 10 percent, well below the gross spreads most investors pencil out, because rehab overruns averaged 11 to 15 percent of the original rehab budget. On the example above, a 12 percent rehab overrun adds 4,800, dropping profit to 31,400 and ROI to 14.0%.
The second hole is ARV. If the home appraises at 275,000 instead of 290,000, selling costs fall to 19,250 but profit falls harder: 275,000 - 252,750 = 22,250, or 9.9% ROI. A 60-day price cut also stretches holding costs: at 1,500 per month, two extra months erase 3,000 more.
The model also ignores capital gains treatment. A flip held under 12 months and a day is taxed as ordinary income plus 15.3% self-employment tax in most cases, which can cut a 36,200 profit to roughly 24,000 after federal taxes. If you sell to an owner-occupant, the 7% selling-cost line is realistic; if you use a flat-fee agent at 3%, you free up 5,800 instead.
