Property Flip Profit Calculator
Comprehensive flip profit.
Calculate property flip profit including financing costs, holding costs, and selling fees across the duration of the project.
What this tool does
This calculator models the financial outcome of a property flip by comparing your expected sale proceeds against all costs incurred. It accounts for the purchase price, renovation expenses, monthly carrying costs over your holding period, and selling fees to estimate net profit and annualised return on investment. The result shows how much profit remains after all outlays, and expresses that return as an annualised figure to allow comparison across projects with different timelines. Purchase price, rehab cost, and expected sale price drive the outcome most significantly. A typical scenario might involve estimating returns on a residential property purchased below market, renovated, and sold within 6–18 months. Note that the calculation assumes costs and timelines as you input them; actual results depend on market conditions, project delays, and unforeseen expenses. This tool is for financial illustration only.
Enter Values
People also use
Real Estate
Fix and Flip Calculator
Calculate fix-and-flip profit and ROI for a property investment from purchase price, rehab cost, after-repair value, and selling costs.
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
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.
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.
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. Adjusting one input at a time toward extreme values shows which ones move the result most.
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
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+££500/mo×12 vs ££250,000 = 28,500.00.
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 taking the expected sale price, applying the selling costs percentage as a deduction, then subtracting the purchase price, rehabilitation costs, total financing costs, and the product of monthly holding costs multiplied by the total hold period in months. This models profit as the difference between net sale proceeds and all capital and carrying expenses combined. The calculation assumes a linear accumulation of holding costs over time, treats all costs as occurring at known amounts with no contingency for cost overruns, and does not account for transaction timing, market volatility, tax implications, or the time value of money beyond the holding period itself. Results reflect a simplified scenario and should be treated as an estimate rather than a definitive outcome.
References
Frequently Asked Questions
Realistic flip ROI?
Hard money vs traditional finance?
Common cost overruns?
Speed vs quality tradeoff?
Related Calculators
Fix and Flip Calculator
Calculate fix-and-flip profit and ROI for a property investment from purchase price, rehab cost, after-repair value, and selling costs.
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.
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.
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
Money Insights
What Your Employer Really Costs Calculator
Calculate what you really cost your employer beyond gross salary, including benefits, employer payroll taxes, and per-head overhead.
Money Insights
Real Cost of Your Car Calculator
Calculate the true total cost of car ownership across years including monthly payment, fuel, insurance, and depreciation.
Money Insights
Millionaire Calculator
Calculate how many years to reach $1 million using your current balance, monthly savings amount, and expected annual investment return rate.