Fix and Flip Calculator
Property flip profit.
Calculate fix-and-flip profit and ROI for a property investment from purchase price, rehab cost, after-repair value, and selling costs.
What this tool does
This calculator models the profit and return on investment for a property flip project. It works by subtracting all project costs—purchase price, rehabilitation expenses, and holding costs—from the expected sale price, then deducting selling costs as a percentage of that sale price. The result shows your net profit and ROI based on total cash invested. The purchase price and rehabilitation cost typically have the largest impact on the final outcome. A common scenario involves an investor buying an undervalued property, budgeting renovation work, holding the property while work completes, then selling at market rate. The calculator does not account for financing costs, tax implications, or market timing risk. Results are for educational illustration of how different cost inputs affect project profitability.
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Formula Used
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Disclaimer
Results are estimates for educational purposes only. They do not constitute financial advice. Consult a qualified professional before making financial decisions.
Fix and flip calculator measures profit from buy-renovate-sell strategy. Profit = Sale Price - (Purchase + Rehab + Holding Costs + Selling Costs). 150k purchase + 40k rehab + 6k holding + 15k selling costs (7%) = 211k total cost. 250k sale = 39k profit (18% ROI). Industry rule: target 20%+ ROI for time/risk involved.
Example: distressed property 150k purchase, 6-month rehab 40k, holding costs 6k (insurance, taxes, financing during rehab), sells for 250k, selling costs 7% (17.5k agent + closing). Net proceeds 232.5k. Total cost 196k. Profit 36.5k. ROI 18.6%. Annualised (6 months): 37%. Decent flip but with significant execution risk.
Fix and flip risks: (1) ARV doesn't materialise (overpriced for area), (2) Rehab over budget (always 20-30% overrun), (3) Sale takes longer (more holding costs), (4) Market shifts during rehab. Most flips fail not from bad math but from optimistic assumptions. Use 70% rule: max purchase = (ARV × 0.70) - rehab. Building margin into purchase price reduces downside if anything goes wrong.
Run it with sensible defaults
Using purchase price of 150,000, rehab cost of 40,000, holding costs of 6,000, expected sale price of 250,000, the calculation works out to 36,500.00. The defaults are meant as a starting point, not a recommendation.
The levers in this calculation
The inputs — Purchase Price, Rehab Cost, Holding Costs, Expected Sale Price (ARV), and Selling Costs % — do not pull with equal force. Not every input has equal weight. Adjusting one input at a time toward extreme values shows which ones move the result most.
How the math works
Profit = sale price minus selling costs minus all input costs (purchase + rehab + holding).
Why run this
Running the numbers makes the trade-offs concrete. Small changes in the inputs can move the result more than intuition suggests, which is hard to judge without working it out.
What this doesn't capture
This is a simplified model that holds its assumptions constant. Real outcomes vary with market conditions, costs, taxes, and timing, so the figure is best read as one scenario rather than a forecast.
£150,000+£40,000+£6,000 cost vs £250,000 sale = $36,500.00 profit.
Inputs
This example uses typical values for illustration. Adjust the inputs above to match a specific situation and see how the result changes.
Sources & Methodology
Methodology
The calculator computes flip profit by subtracting all costs from net sale proceeds. It applies the selling costs percentage to the expected sale price to derive selling costs in currency terms, then deducts this figure along with the purchase price, rehab cost, and holding costs from the sale price. The model assumes selling costs are a fixed percentage of sale price, all costs are incurred as stated with no additional fees or financing charges, and holding periods and market conditions remain stable. It does not account for income tax, capital gains tax, transaction timing effects, or variability in actual selling costs.
References
Frequently Asked Questions
Target profit margin?
70% rule?
Common cost overruns?
Flip vs hold strategy?
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