Fix and Flip Profit Calculator – House Flipping ROI

A fix and flip calculator for real-estate investors. Enter the after-repair value (ARV), purchase price, rehab budget, monthly holding costs, and hard-money loan terms including points, then instantly see net flip profit, total project cost, cash out of pocket, return on cash (ROI), annualized house flip ROI, and profit margin. Holding costs scale with the hold period. Everything runs locally in your browser; nothing is uploaded.

🔒 Pure browser calculation — nothing is uploaded.

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Taxes + insurance + utilities per month. Multiplied by the hold period.
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~6% agent + ~2% closing.
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Upfront fee, % of loan amount.
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Your flip numbers

Holding costs (monthly × hold)—
Financing interest (hard money)—
Loan points / origination—
Selling costs—
Total project cost—
Net flip profit—
Cash invested (out of pocket)—
Return on cash (ROI)—
Annualized ROI—
Profit margin (% of ARV)—

Estimates only. Financing interest assumes an interest-only hard-money loan; loan points are charged separately on the loan amount. Holding costs scale with the hold period and selling costs scale with ARV. Confirm rehab bids and comps before committing capital.

How to calculate fix and flip profit

A flip lives or dies on the gap between what a house will sell for and everything it costs you to get there. This fix and flip calculator builds that picture line by line: it sums your purchase price, rehab budget, holding costs, buying closing costs, hard-money interest, loan points, and selling costs into a total project cost, then subtracts it from the after-repair value (ARV) to reveal your net flip profit. Holding costs are entered per month and multiplied by your hold period, so a deal that drags on automatically costs you more — and loan points (the lender's upfront origination fee, a percentage of the loan) get their own line instead of hiding inside closing costs. Because every cost is itemized, you see exactly which line is eating your margin.

The two numbers that matter most are cash invested and return on cash. Since a hard-money lender funds part of the deal, your out-of-pocket cash is the total project cost minus the loan amount, and your house flip ROI is net profit divided by that cash. Leverage is why a leveraged flip can post a much higher return on cash than an all-cash purchase of the same property — though it also raises your interest bill and your risk if the sale stalls. The annualized ROI rescales the return to a full year so you can compare a quick three-month flip against a longer rehab on equal footing.

Watch the profit margin row, which expresses net profit as a percentage of ARV. Many seasoned flippers won't touch a deal under a 10% margin or a fixed minimum dollar profit, because rehab overruns and slow resales are routine, not rare. Stress-test the deal by nudging the rehab cost up, the ARV down, and the hold period out — if the profit survives a pessimistic scenario, the deal has real cushion; if it evaporates, walk away before you sign.

Use this as step two in your underwriting. Screen the deal first with the 70% rule calculator to reject obvious losers in seconds, then bring survivors here for the full breakdown. If you plan to keep the property as a rental rather than sell, model that path with the BRRRR calculator. Browse every tool in the real estate investment calculators hub.

Frequently Asked Questions

It models a full flip from purchase to sale. The house flipping calculator adds your purchase price, rehab budget, holding costs, buying closing costs, financing interest, and selling costs into a total project cost, then subtracts that from the ARV to get net flip profit. It also shows the cash you put in out of pocket, your return on that cash (ROI), the annualized ROI, and profit as a percentage of ARV — every number updates live as you type.

Net profit = ARV − total project cost. Total project cost sums seven line items: purchase price, rehab cost, holding costs (monthly cost × hold months), buying closing costs, financing interest, loan points/origination, and selling costs. Selling costs are estimated as a percentage of ARV (about 6% agent commission plus 2% closing, so 8% by default). If your costs climb above the resale price, the net profit turns negative and the headline row goes red.

Cash invested is what comes out of your own pocket: total project cost minus the loan amount, floored at zero. Because a hard-money lender funds part of the deal, you rarely fund the whole project yourself. ROI is measured against this out-of-pocket cash, not the full project cost — that's why a leveraged flip can post a far higher return on cash than an all-cash one.

Return on cash (ROI) = net profit ÷ cash invested × 100. If you net $35,000 on $80,000 of your own cash, that's a 43.8% return on the project. The tool also reports annualized ROI = ROI × 12 ÷ hold months, so a six-month flip's return is doubled to compare it fairly against a full year. When the loan covers the entire project and you put in no cash, ROI shows as infinite — all your capital was recovered.

Hard-money loans are usually interest-only during the hold, so the calculator uses loan amount × annual rate × (hold months ÷ 12). A $150,000 loan at 10% held six months costs about $7,500 in interest. This is the ongoing interest only — upfront points/origination are counted on a separate line (see below). If you pay cash, set the loan amount to $0 and both the interest and points lines drop to zero.

Points are an upfront fee a hard-money lender charges to originate the loan, quoted as a percentage of the loan amount: origination cost = loan amount × points ÷ 100. Two points on a $150,000 loan is $3,000, due at closing on top of the interest you pay over the hold. Hard-money lenders commonly charge 1–4 points; enter your quoted figure and the calculator folds it straight into total project cost and your out-of-pocket cash.

Holding costs are everything you pay just to own the property while you renovate and sell: property taxes, insurance, utilities, HOA dues, and lawn or security service. Enter the monthly figure and the calculator multiplies it by your hold period — so stretching a six-month flip to nine months automatically raises the holding total by 50%. That makes the deal far more honest than a single lump sum that ignores how long your money is tied up. Holding costs are separate from financing interest, which the tool computes on its own from the loan terms.

Selling costs scale with sale price, so a percentage is more accurate than a flat dollar guess. The 8% default covers roughly 6% in agent commission plus about 2% in title, escrow, transfer taxes, and seller-paid closing fees. Drop it toward 5–6% if you sell without a buyer's agent or list flat-fee, and raise it where transfer taxes or concessions run high in your market.

Profit margin here is net profit as a percentage of ARV. Many experienced flippers target at least a 10% margin, or a fixed minimum like $25,000–$30,000 per deal, to leave room for surprises during rehab and a soft market at resale. A thin single-digit margin means one budget overrun or a slow sale can wipe out the profit — screen those deals harder before you commit.

Yes — they're a two-step workflow. Use the 70% rule calculator first to screen out obviously bad deals in seconds, then bring the survivors here to itemize every cost and confirm the real ROI. If you decide to keep the property as a rental instead of selling, model that path with the BRRRR calculator.

No. This house flipping calculator is pure client-side JavaScript — your ARV, purchase price, rehab budget, and loan terms are never uploaded, logged, or stored. It keeps working offline once the page has loaded.