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House Flip Profit Calculator

Estimate flip profit by combining ARV, purchase, rehab, holding, and closing costs.

Results

Gross profit (before closing/holding)
$85,000
Sell-side closing costs
$28,000
Total project costs
$306,000
Net profit
$44,000
ROI
14.38%

How to use this calculator

  1. Enter ARV and purchase price.
  2. Add rehab budget, holding costs, and buy-side closing costs.
  3. Enter sell-side closing % (commissions/fees).
  4. See net profit and ROI.

Inputs explained

ARV
Expected resale price after repairs.
Purchase price
Acquisition cost of the property.
Rehab costs
Renovation budget.
Holding costs
Interest, taxes, insurance, utilities during hold.
Buy-side closing costs
Closing costs paid on purchase (title, escrow, lender, inspections).
Sell-side closing %
Commission and seller fees as a percent of ARV.

How it works

Gross profit = ARV − purchase − rehab. Total costs = purchase + rehab + holding + closing (buy + sell).

Net profit = ARV − total costs. ROI = net profit ÷ total costs.

Formula

Gross profit = ARV − Purchase − Rehab
Sell closing = ARV × Closing %
Total costs = Purchase + Rehab + Holding + Buy closing + Sell closing
Net profit = ARV − Total costs
ROI = Net profit ÷ Total costs

When to use it

  • Testing flip profitability before making an offer.
  • Comparing scenarios with different ARVs or rehab budgets.
  • Checking ROI sensitivity to commission and holding cost changes.

Tips & cautions

  • Be conservative on ARV and rehab to avoid thin margins.
  • Include hard/soft money costs in holding if you’re financing the flip.
  • Adjust sell-side percent for your market’s typical commission/fees.
  • Does not include tax implications (capital gains, ordinary income).
  • No timeline modeling—holding is a lump sum, not month-by-month.
  • Financing structure beyond holding cost is not modeled; add lenders’ points/fees into holding or closing as needed.

Worked examples

ARV $350k, Purchase $220k, Rehab $45k, Holding $8k, Buy close $5k, Sell close 8%

  • Gross profit = $350k − $220k − $45k = $85k
  • Sell closing ≈ $28k
  • Total costs ≈ $298k
  • Net profit ≈ $52k
  • ROI ≈ 17.4%

ARV $280k, Purchase $190k, Rehab $35k, Holding $7k, Buy close $4k, Sell close 7%

  • Gross profit = $55k
  • Sell closing ≈ $19.6k
  • Total costs ≈ $255.6k
  • Net profit ≈ $24.4k
  • ROI ≈ 9.5%

Deep dive

This house flip profit calculator totals your purchase, rehab, holding, and closing costs against ARV to show net profit and ROI.

Use it to sanity-check flips before offering, and tweak ARV, rehab, and commission assumptions to see how margins change.

FAQs

Does this include lender points or financing fees?
Add them to holding costs or buy-side closing so total cost reflects financing friction.
Are taxes included?
No. Add estimated taxes separately; this focuses on project-level profit before taxes.
What about timeline?
Holding is a lump input. For monthly detail, break holding into monthly burn and multiply by months.
Does ROI include time?
No. For time-adjusted returns, consider annualizing ROI or using IRR with timelines.
Can I include partner splits?
Not directly. Compute net profit then apply your split outside the tool.

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Estimates only. Validate ARV, rehab, and costs with comps and contractors. Consult finance/tax professionals for deal structuring.