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Fix-and-Flip Deal Analyzer

Enter your own estimates to see total costs, estimated profit, the resale price you need to break even, and the most you could pay.

Deal inputs

$
$

Estimated resale value after renovation.

$
% rehab

Buffer for overruns, as a % of renovation.

$
$

Taxes, insurance, utilities, HOA while you own it.

months
% ARV

Agent commissions, seller closing costs, concessions.

$

Your own estimate of points, interest, and fees. Not a quote.

$

Profit you want to make. Used to find your max purchase price.

% ARV

Classic rule of thumb is 70%. Adjust to your market.

Results

Enter at least purchase price, ARV, and renovation costs (and fix any highlighted fields) to see results.

Calculation assumptions

  • Contingency = renovation × contingency %.
  • Holding costs = monthly holding × months held.
  • Selling costs = resale price × selling %, assuming the property sells at ARV.
  • Total costs = purchase + renovation + contingency + closing + holding + financing + selling (each counted once).
  • Estimated profit = ARV − total costs. Margin = profit ÷ ARV.
  • Break-even resale price = costs excluding selling ÷ (1 − selling %).
  • Rule MAO = ARV × rule % − renovation. A screening shortcut only.
  • Target-profit max purchase = ARV × (1 − selling %) − renovation − contingency − closing − holding − financing − target profit. Assumes these costs are fixed dollar amounts that don't change with purchase price; if your closing or financing costs scale with price, the true maximum will be somewhat lower.
  • Excludes income taxes. All figures are your estimates; no lender rates or terms are assumed.

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About the Fix-and-Flip Deal Analyzer

This free analyzer helps you check whether a fix-and-flip deal works on paper before you make an offer. You enter your own estimates for the purchase price, after-repair value (ARV), renovation budget, and the costs of buying, holding, financing, and selling. It then shows your total project cost, estimated profit and margin, the resale price you need to break even, and the most you could pay for the property.

Everything is calculated in your browser as you type. Your inputs are not saved or sent anywhere. Results are educational estimates, not financial, tax, or lending advice, and they don't mean you will be approved for financing.

Hypothetical example

A $200,000 purchase with a $320,000 ARV

Sample inputs

Purchase price
$200,000
After-repair value
$320,000
Renovation
$50,000
Contingency
10% of renovation
Purchase closing costs
$4,000
Holding costs
$1,500/mo × 6 months
Selling costs
7% of ARV
Financing costs (your estimate)
$12,000
Target profit
$30,000

Calculator results

Total project costs
$302,400
Estimated profit
$17,600
Profit margin (of ARV)
5.50%
Break-even resale price
$301,075
70% rule max offer
$174,000
Max purchase for $30,000 profit
$187,600

Made-up numbers chosen to show how the math works. They are not typical results, market data, or a lender quote. The financing cost is a sample figure, not a rate or term from any lender.

How the calculation works

  1. Contingency = renovation × contingency %. Holding costs = monthly holding × months held.
  2. Selling costs = ARV × selling %, assuming the property sells at the ARV you entered.
  3. Total project costs = purchase + renovation + contingency + closing + holding + financing + selling.
  4. Estimated profit = ARV − total project costs. Profit margin = profit ÷ ARV.
  5. Break-even resale price = all costs except selling ÷ (1 − selling %). Selling at this price produces $0 profit.
  6. 70% rule max offer (MAO) = ARV × rule % − renovation. It's a quick screening shortcut, not a guaranteed profitable price.
  7. Max purchase for target profit = ARV × (1 − selling %) − renovation − contingency − closing − holding − financing − target profit.

Frequently asked questions

What is ARV, and how do investors estimate it?
After-repair value is what the property is expected to sell for once the renovation is finished. Investors usually base it on recent sales of similar, renovated homes nearby. A lender may order its own appraisal, and that value can be different from yours.
What is the 70% rule?
It's a common rule of thumb: offer no more than 70% of ARV, minus the renovation cost. It leaves room for holding, selling, and financing costs and some profit. Markets and deals differ, so the calculator lets you change the percentage. Treat it as a first screen, not a final answer.
Why does the max offer from the 70% rule differ from the target-profit max purchase?
The 70% rule ignores your specific costs. The target-profit figure uses every cost you entered plus the profit you want. When the two are far apart, it usually means your costs are higher or lower than the rule assumes.
How much contingency should I add to my renovation budget?
There's no single right number. It depends on the property's condition, how detailed your scope of work is, and your contractor. Investors often add more contingency for older homes or when work hasn't been fully inspected.
What should I include in holding costs?
Costs you pay while you own the property: property taxes, insurance, utilities, HOA dues, and similar bills. Enter loan interest and points in the financing costs field instead, so they aren't counted twice.
Does this calculator include income taxes?
No. Results are before income taxes. Talk to a tax professional about how a flip would be taxed in your situation.

Related Investor Guides

Javier MarinFounder | Investor Financing Resource Partner