A flip's profit is what survives five subtractions: purchase, rehab, holding, selling, and financing. Most beginners subtract two and call the rest profit. This calculator subtracts all of them, in the open.
Step 1. Enter the Sale Price After Repair (ARV) — proven by sold renovated comps.
Step 2. Enter the Purchase Price — check it against the 70% Rule Calculator before you fall in love.
Step 3. Enter the Rehab Cost — estimate it with the Rehab Cost Estimator, systems first.
Step 4. Open Advanced: months held, monthly holding cost, selling-cost percentage, buy-side closing, and financing costs.
Step 5. Read Net Profit and Return on Money In together — a big profit on a huge, slow outlay can be a worse deal than a smaller, faster one.
Costs Beyond Purchase = Rehab + (Months Held × Monthly Holding) + (Sale Price × Selling %) + Buy-Side Closing + Financing Costs.
Net Profit = Sale Price − Purchase Price − Costs Beyond Purchase.
Total Money In = Purchase Price + Costs Beyond Purchase. ROI = Net Profit ÷ Total Money In.
Selling costs are figured on the sale price because commissions and seller closing costs are charged on what the house sells for, not what you paid. Holding cost is monthly because every extra month is paid for separately — the calendar is a line item.
One real deal taken apart line by line.
From finding the house to the closing table, in order.
How to estimate repairs before a contractor walks the house.
Enough to survive the surprises. Experienced flippers underwrite to a target before they buy and walk when the math misses it — the target is a decision, the walk-away is the discipline. This calculator shows you the number; your target is yours to set.
Because that is how they are charged — commissions and seller-side closing costs scale with what the house sells for.
It is the most common way flips lose money. Use the Rehab Cost Estimator's ranges, price the expensive systems first, and add a contingency before you trust the profit line.
No — it is return on total money in for this deal, not per year. A 6-month flip and an 18-month flip with the same ROI are not the same deal; the months-held input is how you see that.