House Flipping Profit Calculator

Analyze your fix-and-flip deal — profit, ROI, and the 70% rule check.

Purchase & Rehab

Purchase Price ($)

Rehab Cost ($)

After Repair Value ($)

Financing & Holding

Loan Amount ($)

Loan Rate (%)

Holding Period (months)

Buy Closing (%)

Sell Closing (%)

Insurance ($/mo)

Utilities ($/mo)

Property Tax ($/mo)

Net Profit

$26,533

ROI

28.8%

Annualized ROI

69.1%

Cash Needed

$92,000

70% Rule Max Price

$172,000

✗ Over Limit

Gross Profit

$65,000

Total Costs

$283,467

Cost Breakdown

Purchase Price$200,000

Rehab Cost$45,000

Buy Closing Costs$4,000

Sell Closing Costs$24,800

Loan Interest$6,667

Holding Costs$3,000

Total Costs$283,467

After Repair Value$310,000

Net Profit$26,533

Deal Analysis

Purchase price exceeds the 70% rule max of $172,000. The deal may be too tight.

Estimates only. Actual rehab costs, holding times, and sale prices vary significantly. Always get contractor bids and local comps before committing.

How to Calculate House Flipping Profit

House flipping profit is straightforward: After Repair Value (ARV) minus all costs. But "all costs" is where most beginners get tripped up. Beyond purchase price and rehab, you must account for buying closing costs (1-2%), selling closing costs (6-10% including agent commissions), loan interest during the holding period, insurance, utilities, and property taxes on an empty home.

The 70% rule is the industry standard quick-check: never pay more than 70% of ARV minus rehab costs. This ensures enough margin to cover all expenses and still profit. If a home has an ARV of $300,000 and needs $40,000 in rehab, the max purchase price is $300,000 × 70% − $40,000 = $170,000.

Typical Flip Costs by Price Range

ARV Range	Avg Rehab	Holding (5mo)	Closing Costs	Target Profit
$150K–$250K	$25K–$50K	$3K–$5K	$15K–$25K	$20K–$35K
$250K–$400K	$40K–$80K	$5K–$8K	$25K–$40K	$30K–$55K
$400K–$600K	$60K–$120K	$7K–$12K	$40K–$60K	$45K–$80K
$600K+	$80K–$200K	$10K–$20K	$60K–$90K	$60K–$120K

Hard Money Loan Rates (2026)

Loan Type	Rate	LTV	Points	Term
Hard Money (Purchase)	9–13%	65–75% ARV	1–3 pts	6–18 months
Hard Money (Rehab)	10–14%	Up to 90% cost	1–3 pts	6–12 months
DSCR Bridge Loan	8–11%	70–80% ARV	1–2 pts	12–24 months
Private Money	8–12%	Negotiable	0–2 pts	Flexible

Common Mistakes That Kill Flip Profits

The #1 mistake is underestimating rehab costs. Always add a 15–20% contingency buffer. Second: holding too long — every extra month adds $1,000–$3,000 in carrying costs (interest, insurance, utilities, taxes). Third: overestimating ARV by comparing to upgraded homes instead of true comps. Get a professional appraisal or BPO before committing.

Frequently Asked Questions

How much profit should I target per flip?

Experienced flippers target a minimum $25,000–$30,000 net profit per deal to justify the risk and time investment. On higher-end properties ($400K+ ARV), aim for $50,000+. If projected profit falls below $20,000, the margin of error is too thin — one surprise (foundation issues, permit delays, market shift) can erase your profit entirely.

How long does a typical flip take?

Most successful flippers complete projects in 3–6 months from purchase to sale. Cosmetic flips (paint, flooring, fixtures) take 4–8 weeks of rehab. Full renovations (kitchens, bathrooms, structural) take 3–5 months. Add 2–3 months for listing, showing, and closing. Anything over 6 months total significantly impacts your bottom line through holding costs.