Estimate net profit, ROI, and total cash needed on a flip — with financing, holding, and selling costs fully accounted for. Edit any input to update the results instantly.
Estimates for informational purposes only — not a loan offer, commitment, financial advice, or a lending decision. Program limits shown are illustrative and vary by lender.
Flippers lose money in the costs that don't show up on the purchase contract. This calculator sums all of them: acquisition and rehab (your project cost), financing (origination points, interest-only carry over the hold, and lender fees), holding (taxes, insurance, utilities), and selling (agent commissions and closing, as a percent of ARV). Net profit is the after-repair value minus that total.
A $30k profit means very different things on a $200k flip versus a $600k one. We show profit as a percent of ARV and flag it: 15%+ is healthy, 8–15% is thin, and under 8% rarely survives an overrun or a soft market. ROI on cash and annualized ROI tell you how hard your money is working — a 6-month flip at 12% ROI is a 24% annualized return.
Net profit = ARV − (purchase + rehab + financing + holding + selling costs). Financing includes points, interest over the hold, and loan fees. This tool computes all five buckets and subtracts them from the after-repair value.
A common rule of thumb is a net profit of at least 15% of ARV. 8–15% is thin and leaves little room for surprises; under 8% is risky once overruns and market shifts are considered.
ROI here is net profit divided by the actual cash you put in (down payment + points + fees + holding + interest). Annualized ROI scales that to a yearly figure so short holds compare fairly to long ones.