Fix-and-Flip Calculator
What could you make on this flip after all major project costs?
Profit = ARV − Purchase Cost − Rehab − Holding − Selling Costs
Estimate Project Profit →Build Your Flip Scenario
Results update as you change any input.
After-Repair Value (ARV)
Enter your estimated resale value after renovation. This is a scenario assumption, not an appraisal.
Purchase Price & Acquisition Costs
% of price
Rehab Cost
Already know your number? Enter it directly — for experienced investors who don't need a scope breakdown.
% of rehab budget
Contingency sets aside room for unexpected project costs — renovation budgets commonly run over. Not required — set to $0 if you don't want to include one.
Total Rehab = Base Rehab + Contingency
Financing (optional)
Leave at $0 for an all-cash purchase.
The loan's committed term, if different from your hold period — used only to flag a mismatch below.
Holding Period
Custom — or pick a preset above. Results update immediately either way.
Total Holding Costs = Monthly Holding Costs × Holding Period
Selling Costs
% of ARV
% of ARV
Compensation is negotiable and varies by agreement — no default commission is assumed.
Estimates are for educational purposes only · Not investment advice
Estimated Flip Profit
Project ROI = Estimated Profit ÷ Total Cash Invested ($114,260) × 100 · Profit Margin = Estimated Profit ÷ ARV × 100
Annualized Return = Project ROI × (12 ÷ Holding Months) — a mathematical normalization for comparing projects of different lengths, not a prediction that this return would repeat over a full year.
ARV Cushion = ARV − Break-Even Sale Price — the margin for error in your ARV assumption itself.
Holding Cost Breakdown
| Monthly Carry | Total Carry | |
|---|---|---|
| Financing Interest | $1,540 | $9,240 |
| Property Taxes | $200 | $1,200 |
| Insurance | $100 | $600 |
| Utilities | $150 | $900 |
| HOA | $0 | $0 |
| Maintenance / Security | $0 | $0 |
| Other | $0 | $0 |
| Total | $1,990 | $11,940 |
Break-Even Sale Price
The sale price at which this scenario would produce approximately $0 profit, based on your entered costs — including any percentage-based selling costs, which scale with the final sale price.
What Changes the Decision?
Every dimension below reruns the full deal through the same calculation — nothing here is a separate estimate. The MAO column solves for the purchase price that would hit your target (adjust it below), so it's omitted for the Purchase Price scenarios, where purchase price is what's being solved for.
| Scenario | Profit | ROI | Annualized | Break-Even | MAO |
|---|---|---|---|---|---|
| -$20,000 | +$47,940 | 51.0% | 102.0% | $288,727 | — |
| Entered Price | +$27,640 | 24.2% | 48.4% | $310,439 | $223,931 |
| +$20,000 | +$7,340 | 5.5% | 10.9% | $332,150 | — |
Purchase price is what MAO solves for, so it isn't shown as a column here.
| Scenario | Profit | ROI | Annualized | Break-Even | MAO |
|---|---|---|---|---|---|
| -$15,000 | +$44,140 | 45.2% | 90.3% | $292,791 | $240,187 |
| Entered Budget | +$27,640 | 24.2% | 48.4% | $310,439 | $223,931 |
| +$15,000 | +$11,140 | 8.5% | 17.0% | $328,086 | $207,675 |
| Scenario | Profit | ROI | Annualized | Break-Even | MAO |
|---|---|---|---|---|---|
| -5% | +$11,745 | 10.3% | 20.6% | $310,439 | $210,881 |
| Entered ARV | +$27,640 | 24.2% | 48.4% | $310,439 | $223,931 |
| +5% | +$43,535 | 38.1% | 76.2% | $310,439 | $236,981 |
This makes downside risk explicit if the resale value comes in below your assumption.
| Scenario | Profit | ROI | Annualized | Break-Even | MAO |
|---|---|---|---|---|---|
| 3 Months | +$33,610 | 31.0% | 124.1% | $304,053 | $229,813 |
| 6 Months | +$27,640 | 24.2% | 48.4% | $310,439 | $223,931 |
| 9 Months | +$21,670 | 18.0% | 24.0% | $316,824 | $218,049 |
| 12 Months | +$15,700 | 12.4% | 12.4% | $323,209 | $212,167 |
Full Underwriting Maximum Allowable Offer
The purchase price that would hit your 20% ROI target given your entered rehab, financing, holding and selling assumptions — solved through the complete cost stack, not a fixed percentage of ARV.
See Full MAO Analysis →Stress Test This Flip
A combined downside scenario — ARV −5%, rehab +15%, hold time +3 months, selling costs +1% — applied all at once, since real projects rarely miss on just one assumption.
| Base | Stress | |
|---|---|---|
| Profit | $27,640 | -$8,110 |
| ROI | 24.2% | -6.4% |
| Annualized Return | 48.4% | -8.5% |
This is a scenario, not a prediction — it shows how much cushion the deal has if several assumptions move against you at once.
Holding Period Risk
Based on your financing and monthly holding cost inputs. This does not predict whether your project will actually be delayed.
Save & Compare Scenarios
Save the current inputs as a named scenario — e.g. a cosmetic flip vs. a full renovation — to compare up to 4 side by side.
Educational Use Only: Reaixo provides estimates and scenario calculations for informational and educational purposes. Reaixo is not acting as a real-estate broker, appraiser, lender, contractor, financial advisor, accountant, tax advisor, or investment advisor. ARV, repair costs, financing costs, selling expenses, rents and investment performance can vary materially. The 70% rule is a simplified heuristic and is not appropriate for every property, market, investor, or transaction. Calculator results are not an appraisal, investment recommendation, offer recommendation, or guarantee of profit.
Want a Property-Specific Flip Analysis?
Get a Reaixo Fix-and-Flip Analysis for a specific property — ARV estimate, renovation cost ranges, and profit scenarios.
Get a Reaixo Fix-and-Flip Analysis →How This Calculator Works
Every cost bucket — acquisition, rehab, financing, holding and selling — is totaled separately, then subtracted from your ARV:
How Much of Your Profit Can a Delay Eat?
Based on the holding and financing costs entered above, this project loses roughly $2,827 for every extra month it takes to sell. Stretch the timeline by 3 months and that's $8,480 gone — money that comes directly out of your estimated profit of $27,640:
- On schedule (6 months): estimated profit of $27,640.
- 3 months late (9 months): estimated profit falls to $19,160 — the delay alone consumes about 31% of the profit you started with.
This is why experienced flippers treat their holding period estimate as seriously as their rehab budget — the clock is its own cost center, running whether or not the renovation is going smoothly.
Worked Example
$340,000 ARV, $225,000 total acquisition cost, $50,000 rehab (with contingency), $8,000 financing cost, $3,000 holding cost, $22,000 selling cost:
Total Project Cost = $225,000 + $50,000 + $8,000 + $3,000 + $22,000 = $308,000
Profit = $340,000 − $308,000 = $32,000 (a 9.4% profit margin on ARV)
Frequently Asked Questions
Is the ARV (After-Repair Value) an appraisal?
No. ARV is a value you enter — your own assumption or estimate — not an appraisal. Unless a Reaixo property analysis has provided you a specific figure, treat it as a scenario input, not a guaranteed sale price.
What is the difference between Break-Even Sale Price and Maximum Allowable Offer?
Break-Even Sale Price answers "at what sale price does this specific deal produce $0 profit?" Maximum Allowable Offer answers a different question: "using a quick industry rule of thumb, what's a reasonable ceiling on my purchase price?" Both are scenario estimates based on your assumptions, not offers or appraisals.
Why does the calculator separate rehab contingency from the rehab budget?
Renovation projects commonly run over budget. Showing contingency separately — and the "what if rehab goes over budget" sensitivity table — makes that risk visible instead of hiding it inside a single number.
Does profit here include taxes?
No. Estimated Profit is a scenario estimate based on the costs and ARV you enter. It does not include income taxes, capital gains treatment, or other tax effects — consult a tax professional for your specific situation.
What if my project takes longer than expected?
Every extra month typically adds holding and financing costs. The "Holding Period Risk" section estimates that monthly cost based on your inputs — it does not predict whether your specific project will actually be delayed.
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Calculate Max Offer →Evaluating a Specific Property?
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Helpful Resources
Educational Use Only: Reaixo provides estimates and scenario calculations for informational and educational purposes. Reaixo is not acting as a real-estate broker, appraiser, lender, contractor, financial advisor, accountant, tax advisor, or investment advisor. ARV, repair costs, financing costs, selling expenses, rents and investment performance can vary materially. The 70% rule is a simplified heuristic and is not appropriate for every property, market, investor, or transaction. Calculator results are not an appraisal, investment recommendation, offer recommendation, or guarantee of profit.