Comprehensive flip profit.

Comprehensive property flip profit calculator including all flip-specific costs: financing (hard money 10-15% rates), holding costs (taxes, insurance, utilities during rehab), and selling costs. 150k purchase + 40k rehab + 6k holding (12 months × 500) + 8k financing = 204k total cost. 250k sale, 17.5k selling costs (7%) = 232.5k net = 28.5k profit (14% ROI on cost).

Annualised ROI matters more than absolute ROI for flips. 28.5k profit on 12-month flip = 14% annualised. 28.5k profit on 6-month flip = 28% annualised. Faster turnover = better capital utilisation. Speed matters - target 4-8 month total project duration. Beyond 12 months: holding costs eat profit, opportunity cost of capital tied up.

Flip risk factors not in basic math: (1) ARV doesn't materialise (overpriced for area), (2) Rehab budget overrun (always 20-30% buffer), (3) Permit delays adding holding costs, (4) Market shift during rehab (interest rates, inventory levels), (5) Seasonal selling delays. Use 70% rule: max purchase = (ARV × 0.70) - rehab. Builds in margin for surprises. Most failed flips: optimistic assumptions on ARV and rehab budget.

A worked example

Try the defaults: purchase price of 150,000, rehab cost of 40,000, monthly holding costs of 500, total hold period of 12. The tool returns 28,500.00. You can adjust any input and the result updates as you type — no submit button, no reload. That's the real power here: seeing how sensitive the output is to one or two assumptions.

What moves the number most

The result responds to Purchase Price, Rehab Cost, Monthly Holding Costs, Total Hold Period (months), and Expected Sale Price (ARV). Not every input has equal weight. Flip one at a time toward extreme values to feel which ones move the needle most for your situation.

The formula behind this

Sale net of selling costs minus all input costs. Annualised ROI scales by hold months. Everything the calculator does is shown in the formula box below, so you can check the math against your own spreadsheet if you want.

Using this well

Treat the output as one point on a wider map. Run it three times — a pessimistic case, a central case, and a stretch case — and plan against the pessimistic one. That habit alone separates people who stick with an investment plan from those who bail at the first wobble.

What this doesn't capture

Steady-rate math ignores real-world volatility. Actual returns are lumpy; sequence-of-returns risk matters most in drawdown; fees and taxes drag on compound growth; and behaviour changes in drawdowns can reduce outcomes below the projection. Treat the number as one scenario, not a forecast.