House Flipping Calculator
Estimate your profit from a house flip including all costs.
Cost Breakdown
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This calculator helps you estimate whether a potential house flip will be profitable. Follow these steps to get an accurate projection:
- Enter the purchase price. This is what you expect to pay for the property, including any closing costs on the buy side.
- Enter rehab costs. Include all renovation expenses: materials, labor, permits, and a contingency buffer (most flippers add 10-20% for surprises).
- Set the holding period and monthly costs. Estimate how many months the flip will take from purchase to sale. Monthly holding costs cover mortgage payments, utilities, insurance, and property taxes while you own the property.
- Enter the expected sale price. This is the after-repair value (ARV), what you expect the renovated property to sell for based on comparable sales in the area.
- Set selling costs. The default 8% covers real estate agent commissions (typically 5-6%) plus closing costs and transfer taxes. Adjust based on your market.
Results update instantly as you type. The calculator shows your estimated profit in green (or loss in red), plus ROI and a full cost breakdown. Use the Share button to send a pre-filled link to partners or lenders, or Copy to grab the result.
About House Flipping
House flipping involves purchasing a property below market value, renovating it, and selling at a higher price for profit. Success depends on accurate cost estimates and realistic ARV projections. Experienced flippers typically aim for a minimum 15-20% ROI to justify the risk and effort involved.
The most common mistake is underestimating rehab costs and holding time. Unexpected repairs, permit delays, and market shifts can quickly turn a profitable flip into a loss. This calculator helps you model different scenarios before committing capital. All calculations run entirely in your browser with no data sent to any server.
Frequently Asked Questions
How do I estimate profit on a house flip?
Subtract all costs from the expected sale price. Costs include the purchase price, renovation expenses, holding costs (mortgage, insurance, utilities, taxes for each month you own the property), and selling costs (agent commissions and closing costs). The remainder is your estimated profit.
What is a good ROI on a house flip?
Most experienced flippers target a minimum ROI of 15-20% to account for risk and the time invested. A flip that returns less than 10% may not justify the effort and risk compared to other investments. Higher-risk projects in unfamiliar markets should aim for even higher returns.
What is the 70% rule in house flipping?
The 70% rule is a guideline that says you should pay no more than 70% of the after-repair value (ARV) minus repair costs. For example, if a home's ARV is $300,000 and it needs $40,000 in repairs, the maximum purchase price would be $300,000 x 0.70 - $40,000 = $170,000. This rule helps ensure enough margin for profit and unexpected costs.
What are the biggest expenses in a house flip?
The purchase price is usually the largest single cost. After that, renovation costs (kitchen, bathrooms, roofing, and HVAC are the most expensive), selling costs (agent commissions typically 5-6% of sale price), and holding costs (mortgage interest, insurance, utilities, and property taxes) are the major expense categories. Unexpected structural or code issues can also add significant cost.