Estimate flip profit after financing, holding and selling costs, and check the 70% rule. Everything runs in your browser; nothing is uploaded.
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Results
Net profit
Cash needed
ROI on cash
Annualized ROI
Profit margin (of ARV)
70% rule max offer
Loan amount
Interest + points
Total project cost
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How flip profit is calculated
Net profit = ARV − purchase price − buying closing costs − rehab − loan interest − points − holding costs − selling costs. Hard money loans are usually interest-only, so interest = loan × rate ÷ 12 × months held. Cash needed is everything you pay except what the lender funds.
The 70% rule
A quick screen many flippers use: maximum offer = ARV × 70% − repair costs. The 30% cushion is meant to cover financing, holding, selling costs and profit. In expensive or fast markets investors sometimes stretch to 75–80%.
Stress test
Add two or three months to the hold time and 10–20% to the rehab budget to see how much margin you really have. If you plan to keep the property instead, try the BRRRR calculator.
FAQ
What is a good profit on a flip?
Many investors target at least $25,000–$30,000 or 10–15% of ARV, but it depends on risk and market.
What is the 70% rule?
Max offer = 70% of after-repair value minus repair costs — a fast screen, not a full analysis.
Are hard money loans interest-only?
Usually yes, with 1–3 points upfront; terms vary by lender.
Does this include income tax?
No. Flip profit is generally taxed as ordinary income; consult a tax professional.