Free flip calculator, no signup required
House Flipping Calculator
This free house flipping calculator runs the one identity every flip comes down to: Net profit = ARV − (purchase price + rehab + buying costs + holding costs + selling costs). Enter your own numbers to get an instant net profit, ROI, and maximum offer, with every cost bucket itemized.
Estimated net profit
$40,600
ROI on cash
16.2%
- Buying costs
- $4,000
- Holding costs
- $9,000
- Selling costs
- $26,400
- All-in cost
- $289,400
Max offer for a 10% of ARV profit
$207,451
The most you could pay, keeping every other input the same, and still clear a profit of 10% of ARV.
Investors call this tool a flipper calculator or a property flip calculator; the inputs and the math are identical. If you want the screening shortcut behind the max offer number, read the full guide: the 70% rule in house flipping.
How flip profit is calculated
Every flip's profit traces back to one identity: net profit equals the after repair value minus everything spent to acquire, renovate, hold, and sell the property. Purchase price and rehab are the two costs you already have in mind going in: what you pay for the property, and the budget for the work it needs. Buying costs cover what's due at closing: title, escrow, inspections, and loan fees if you finance. This calculator defaults buying costs to 2% of purchase price.
Holding costs are the recurring bill for owning a vacant property: loan interest, property taxes, insurance, and utilities for every month between closing and resale. Selling costs are the line item new flippers underestimate most: agent commissions plus the seller's share of closing costs, defaulted here to 8% of ARV. This calculator models a cash purchase, so there's no loan interest or points in the total, just five cost buckets ARV has to clear before any profit shows up. Because every bucket is itemized, this page also works as a house flipping cost calculator: the all-in cost line is the full cost to flip the house, before any profit enters the picture.
A worked example
Run the calculator's own defaults and every number traces back to the identity above. Purchase price is $200,000, rehab budget is $50,000, and ARV is $330,000. Holding costs run six months at $1,500 a month, or $9,000. Buying costs at 2% of the $200,000 purchase price add $4,000, and selling costs at 8% of the $330,000 ARV add $26,400. Add purchase price, rehab, buying, holding, and selling costs together and the all-in cost is $289,400.
Subtract that all-in cost from the $330,000 ARV and net profit is $40,600. On a cash purchase, cash invested is purchase price plus rehab, or $250,000, so ROI is $40,600 divided by $250,000: 16.2%. The calculator also solves the algebra in reverse: holding every other input constant, the most you could pay and still clear a profit of 10% of ARV ($33,000) is $207,451.
Screen fast, then verify
Not every lead deserves this level of detail up front. Run a fast screen with the 70% rule calculator first, since it takes only ARV and a rehab guess to tell you whether a deal is worth a closer look. Once a property clears that screen, this page is where you verify the real numbers, and ARV is the input to verify hardest: confirm it with an ARV calculator before you trust the result. Move ARV by $10,000 and net profit moves by about $9,200; the other $800 is absorbed by the 8%-of-ARV selling costs.
Rehab is the true dollar-for-dollar input: every extra $10,000 of renovation comes straight out of profit. It's also usually the softer estimate, a walkthrough guess made before you've opened a single wall. Firm it up with a rehab cost estimator, or better, a contractor bid, before you finalize an offer. FlipperPro's AI Deal Analyzer runs a full flip analysis on every lead it analyzes, so you can screen fast here and verify inside the app before you commit to an offer.
Frequently asked questions
How do you calculate profit on a house flip?
Net profit = ARV − purchase price − rehab costs − buying costs − holding costs − selling costs. Selling costs are usually the biggest surprise: agent commissions plus seller closing costs commonly total 7–8% of the sale price.
What is a good profit on a house flip?
Many flippers target a net profit of at least 10% of ARV, and 10–20% ROI on the cash they put in. On a $330,000 ARV that means roughly $33,000 or more after every cost is paid.
What costs do new flippers forget?
Holding costs (loan interest, taxes, insurance, and utilities for every month you own the property) and selling costs at 7–8% of ARV. Six months at $1,500 a month is $9,000 that never shows up in a naive purchase-plus-rehab estimate.
What does it cost to flip a house?
Five buckets: the purchase price, the rehab budget, buying costs at closing (about 2% of purchase price), holding costs for every month you own it (loan interest, taxes, insurance, utilities), and selling costs when you exit (agent commissions plus seller closing costs, usually 7–8% of ARV). This calculator itemizes all five so you can see the full cost to flip before you offer.
How is flip ROI calculated?
ROI = net profit ÷ cash invested. For a cash purchase that denominator is purchase price plus rehab. With a loan, your cash in is the down payment plus rehab, so leverage raises ROI while adding financing cost and risk.
Is this a fix and flip calculator?
Yes. A fix and flip is exactly the deal this page models: buy the property, renovate it, and resell it. Enter your purchase price, rehab budget, and ARV, and this free fix and flip calculator returns net profit, ROI, and a maximum offer with buying, holding, and selling costs itemized. If you're financing the flip, see the next question.
Does this calculator work for financed flips?
This free version models a cash purchase. Inside FlipperPro, the Underwriting tab adds loan-based deals (points, interest, and leverage-adjusted ROI) for any lead, and the AI Deal Analyzer runs a full flip analysis with live comps automatically on every lead.
FlipperPro's house flipping software runs a full flip analysis automatically on every lead, from purchase price to profit. Comparing tools first? See our honest ranking of the best house flipping software for 2026.