Fix and flip calculator
Enter the purchase, repairs and after-repair value to see a flip's profit and return. Change any number and the results update.
Also assumed: the loan amortizes over 30 years and is paid off at the sale; profit is before income tax.
Results
Save it and go deeper
A full analysis adds every expense, a 30-year projection, what-if sliders, a PDF report and a link to share with partners.
Create a free accountWorked example
A $200,000 house with $50,000 of repairs and a $330,000 after-repair value, financed with 20% down at 10% and sold after six months.
- Purchase price
- $200,000
- Closing costs
- $6,000
- Repair costs
- $50,000
- After-repair value
- $330,000
- Down payment
- 20%
- Interest rate
- 10%
- Months until sold
- 6 months
- Property tax
- $3,000/yr
- Insurance
- $1,200/yr
- Utilities
- $200/mo
- Agent commission
- 6%
- Seller closing costs
- 2%
- Profit
- $36,309
- Annualized return
- 78.8%
- Max offer (70% rule)
- $181,000
- Total cash needed
- $107,725
The flip makes $36,309 before income tax, a 78.8% annualized return on $107,725 of cash. The 70% rule would cap the offer at $181,000, so the $200,000 price fails that quick screen even though the full numbers work.
How it's calculated
- Profit
- Sale price, minus the purchase, repairs, closing costs, holding costs (loan payments, tax, insurance and utilities while you own it) and selling costs.
- Annualized return
- Profit divided by the cash you put in, converted to a yearly rate so a 4-month flip and a 12-month flip compare fairly.
- Max offer (70% rule)
- After-repair value × 70%, minus repairs.
- Total cash needed
- Down payment, closing costs, repairs and holding costs until the sale.
What's a good result?
Many flippers want at least 10–15% of the after-repair value as profit, or an annualized return of 20% or more, to cover surprises in repairs and time on the market.
Questions
Does the profit include taxes?
No, it's before income tax. The full analysis can estimate capital gains or ordinary income tax from your income and filing status.
Why do holding costs matter so much?
Every extra month adds a loan payment, tax, insurance and utilities. Try a longer sale time to see how much a slow market costs you.
What does the full analysis add?
Weekly hold periods, all-cash purchases, capital gains tax, a target-profit maximum offer, what-if sliders and a PDF report for lenders or partners.
Learn more: Fix & flip. More calculators: Rental property · Airbnb · BRRRR · Mortgage · Cap rate · Cash-on-cash return · 70% rule