House Flip Profit Calculator & BRRRR Estimator
Enter ARV, purchase price, and repair costs to instantly see your fix-and-flip profit, ROI, the 70% rule maximum offer, and how profit decays the longer you hold.
Property
We pull beds/baths/sqft, value and a rent estimate from county records + comps (11 DFW counties). Outside those? .
How the house flip calculator works
This free fix-and-flip calculator estimates your profit on a house flip from four inputs: the after-repair value (ARV), the purchase price, estimated repair costs, and your holding and selling costs. Net flip profit is simply Profit = ARV − Purchase Price − Repairs − Holding Costs − Selling Costs, and the calculator also returns your return on investment (ROI) and annualized return so you can compare deals of different lengths.
ARV is the most important number in a flip: it's what the renovated house will sell for, based on recent comparable sales. Holding costs (loan interest, taxes, insurance, utilities) accrue every month you own the property, which is why the tool shows a holding-period sensitivity — profit shrinks the longer a rehab drags on.
The 70% rule and maximum offer
The 70% rule is the classic flipper guardrail: Maximum Allowable Offer = (ARV × 0.70) − Repair Costs. Buying at or below that price builds in roughly a 30% buffer for profit, holding, and selling costs. On thinner-margin or higher-price homes, experienced flippers may stretch to 75%, while beginners should stay conservative.
Selling costs typically run 6–8% of the sale price (agent commissions, title, and seller concessions). Financing a flip with a hard-money or private loan adds points and interest to your holding costs, so always underwrite the deal with the loan you'll actually use — not an all-cash assumption.
Frequently asked questions
What is the 70% rule in house flipping?
The 70% rule caps your offer at 70% of the after-repair value minus repair costs: MAO = (ARV × 0.70) − Repairs. It builds in a ~30% buffer for profit and holding/selling costs. Adjust up to 75% on higher-priced homes with tighter margins.
How do I calculate ARV?
After-repair value (ARV) is what the renovated home will sell for, estimated from recent sales of similar, updated homes nearby (comps). Match bed/bath count, square footage, and neighborhood, then average the comparable sale prices per square foot.
What holding costs should I include?
Include loan interest (hard money is often 10–14% plus points), property taxes, insurance, utilities, and HOA dues for every month you own the property. The calculator shows how profit decays as the holding period grows.
What is a good ROI on a house flip?
Many flippers target 10–20% ROI on total cash invested, or roughly $25k+ profit per deal in DFW. Because flips are short, also check the annualized return — a 12% return in three months is far stronger than 12% over a year.
Is this flip calculator free?
Yes — the house flipping calculator is free and needs no signup. Enter ARV, price, and repairs to see profit, ROI, and the 70% rule max offer instantly. Sign up free only to save deals or pull off-market seller leads.