Fix and Flip Calculator
Property flip profit.
Calculate fix-and-flip profit and ROI for a property investment from purchase price, rehab cost, after-repair value, and selling costs.
What this tool does
This calculator models the profit and return on investment for a property flip project. It works by subtracting all project costs—purchase price, rehabilitation expenses, and holding costs—from the expected sale price, then deducting selling costs as a percentage of that sale price. The result shows your net profit and ROI based on total cash invested. The purchase price and rehabilitation cost typically have the largest impact on the final outcome. A common scenario involves an investor buying an undervalued property, budgeting renovation work, holding the property while work completes, then selling at market rate. The calculator does not account for financing costs, tax implications, or market timing risk. Results are for educational illustration of how different cost inputs affect project profitability.
Enter Values
People also use
Real Estate
BRRRR Calculator
Calculate BRRRR strategy returns by modeling purchase price, rehab costs, ARV, refinance LTV, and rent to estimate recycled cash and cash-on-cash return.
Real Estate
Rental Property ROI Calculator
Calculate rental property cap rate, cash-on-cash return, and gross yield. Estimate net operating income and monthly net cash flow.
Real Estate
Property Flip Profit Calculator
Calculate property flip profit including financing costs, holding costs, and selling fees across the duration of the project.
Formula Used
Spotted something off?
Calculations or display — let us know.
Disclaimer
Results are estimates for educational purposes only. They do not constitute financial advice. Consult a qualified professional before making financial decisions.
Fix and flip calculator measures profit from buy-renovate-sell strategy. Profit = Sale Price - (Purchase + Rehab + Holding Costs + Selling Costs). 150k purchase + 40k rehab + 6k holding + 15k selling costs (7%) = 211k total cost. 250k sale = 39k profit (18% ROI). Industry rule: target 20%+ ROI for time/risk involved.
Example: distressed property 150k purchase, 6-month rehab 40k, holding costs 6k (insurance, taxes, financing during rehab), sells for 250k, selling costs 7% (17.5k agent + closing). Net proceeds 232.5k. Total cost 196k. Profit 36.5k. ROI 18.6%. Annualised (6 months): 37%. Decent flip but with significant execution risk.
Fix and flip risks: (1) ARV doesn't materialise (overpriced for area), (2) Rehab over budget (always 20-30% overrun), (3) Sale takes longer (more holding costs), (4) Market shifts during rehab. Most flips fail not from bad math but from optimistic assumptions. Use 70% rule: max purchase = (ARV × 0.70) - rehab. Building margin into purchase price reduces downside if anything goes wrong.
Run it with sensible defaults
Using purchase price of 150,000, rehab cost of 40,000, holding costs of 6,000, expected sale price of 250,000, the calculation works out to 36,500.00. The defaults are meant as a starting point, not a recommendation.
The levers in this calculation
The inputs — Purchase Price, Rehab Cost, Holding Costs, Expected Sale Price (ARV), and Selling Costs % — do not pull with equal force. Not every input has equal weight. Adjusting one input at a time toward extreme values shows which ones move the result most.
How the math works
Profit = sale price minus selling costs minus all input costs (purchase + rehab + holding).
Why investors run this
Most people's intuition for compounding is wrong — not because the math is hard, but because linear thinking doesn't account for curves. Running numbers through a calculator like this one is the cheapest way to recalibrate that intuition before making an irreversible decision about contribution rate, asset mix, or retirement age.
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. The number represents one scenario rather than a forecast.
££150,000+££40,000+££6,000 cost vs ££250,000 sale = 36,500.00 profit.
Inputs
This example uses typical values for illustration. Adjust the inputs above to match a specific situation and see how the result changes.
Sources & Methodology
Methodology
The calculator computes flip profit by subtracting all costs from net sale proceeds. It applies the selling costs percentage to the expected sale price to derive selling costs in currency terms, then deducts this figure along with the purchase price, rehab cost, and holding costs from the sale price. The model assumes selling costs are a fixed percentage of sale price, all costs are incurred as stated with no additional fees or financing charges, and holding periods and market conditions remain stable. It does not account for income tax, capital gains tax, transaction timing effects, or variability in actual selling costs.
References
Frequently Asked Questions
Target profit margin?
70% rule?
Common cost overruns?
Flip vs hold strategy?
Related Calculators
BRRRR Calculator
Calculate BRRRR strategy returns by modeling purchase price, rehab costs, ARV, refinance LTV, and rent to estimate recycled cash and cash-on-cash return.
Rental Property ROI Calculator
Calculate rental property cap rate, cash-on-cash return, and gross yield. Estimate net operating income and monthly net cash flow.
Property Flip Profit Calculator
Calculate property flip profit including financing costs, holding costs, and selling fees across the duration of the project.
More Real Estate Calculators
Real Estate
After Repair Value (ARV) Calculator
Calculate real estate flip profit with after-repair value, repair costs, and the 70% rule check — the standard wholesaler maths.
Real Estate
Farmland Annualised Return Calculator
Estimate the annualised farmland return from lease yield and appreciation. Geometric-mean approximation — not a true cash-flow IRR.
Real Estate
BRRRR Calculator
Calculate BRRRR strategy returns by modeling purchase price, rehab costs, ARV, refinance LTV, and rent to estimate recycled cash and cash-on-cash return.
Real Estate
Buy-to-Let Calculator
Calculate buy-to-let ROI by combining rental yield and property appreciation over your chosen hold period. Enter price, rent, and expenses to get started.
Real Estate
Buy-to-Let Mortgage Stress Test Calculator
Stress test a buy-to-let mortgage against typical lender DSCR requirements — see if rents cover interest at stressed rate scenarios.
Real Estate
Buy-to-Let vs Savings Calculator
Compare BTL property returns vs high-yield savings over time. Enter investment capital and savings interest rate to see to high-yield savings.
Explore Other Financial Tools
Debt
Total Debt Cost Calculator
Calculate the total lifetime cost of up to three debts under fixed monthly payments and months remaining. Free calculator with the working shown.
Financial Health
Two Income vs One Income Calculator
Compare net benefit of a dual-income household versus single income after childcare, tax, and commute costs for the second earner.
Lifestyle
Vacation Sinking-Fund Calculator
Calculate the weekly savings needed for your vacation sinking fund, factoring in a target date, current savings, and interest rate.