Calculate your fix-and-flip profit, ROI, and annualized return. See total all-in cost vs net sale proceeds and how hold time impacts profit.
📍 Property Address (optional)
✓ Saved
InputsYour Numbers
Acquisition
Purchase Price?
$
Buying Closing Costs?
$
Rehab Budget?
$
Holding Costs
Monthly Holding Costs ($)?
$
Hold Time (months)?
Sale
After-Repair Value (ARV)?
$
Selling Closing Costs?
$
Pro Forma (Optimistic Scenario)
Faster Exit (months)?
Higher Sale Price?
$
As-Is AnalysisCurrent
Enter values to see results
Net Profit
--
after all costs
ROI
--
profit / all-in
Annualized ROI
--
scaled to 12 mos
Gross Margin
--
profit / sale price
Total Investment (All-In)
Purchase Price--
Buying Closing Costs--
Rehab Budget--
Holding Costs--
Total All-In Cost--
Sale Proceeds
Sale Price (ARV)--
Selling Closing Costs--
Net Sale Proceeds--
Total All-In Cost--
Net Profit--
Pro FormaAfter Plan
Enter pro forma values
Pro Forma Profit
--
vs base case
Pro Forma ROI
--
vs base
Holding Cost Savings
--
from faster exit
Extra Revenue
--
from higher sale
Pro Forma vs Base Case
Base Case Hold Time--
Pro Forma Hold Time--
Hold Cost Savings--
Pro Forma Sale Price--
Pro Forma Net Profit--
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1
Enter Acquisition Costs
Purchase price plus buying closing costs (title, escrow, lender fees). For a cash or hard money purchase, closing costs are typically $2-4K.
2
Enter Rehab Budget
Be conservative -- add 15-20% to your contractor estimate. Unexpected costs are the #1 reason flips underperform. Material delays add hold time too.
3
Estimate Holding Costs
Monthly cost while you own the property: hard money interest, utilities, insurance, property tax. Hard money at 12% on a $160K loan = $1,600/mo interest alone.
4
Enter ARV and Selling Costs
ARV needs 3+ comparable sales within 1 mile, sold in last 6 months. Selling costs = agent commission (5-6%) + closing costs. Budget 7-8% of sale price.
5
Read the Profit & ROI
Net profit = sale proceeds minus all-in cost. ROI = profit / all-in cost. Annualized ROI scales to 12 months so you can compare flips of different durations.
6
Check the Pro Forma
Model a faster exit or higher sale price to see the best case. Every month of hold time you eliminate saves your monthly holding cost and goes straight to profit.
Fix-and-flip investing generates returns through forced appreciation -- buying distressed property, renovating it, and selling at market value. Profit depends on buying right (below market), controlling rehab costs, and timing the market exit.
The biggest risks in flipping: Overpaying for the property, underestimating rehab costs, and hold time overruns. Each extra month of holding typically costs $1,500-3,000 in carrying costs and delays your capital recycling.
Target metrics for a good flip: ROI above 20%, annualized ROI above 30%, gross margin above 15%, and profit above $20K minimum. Thinner deals are risky because one unexpected cost can wipe the margin.