House Flip Calculator
Calculate house flip from your own entered figures.
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Currency: Amounts are calculated in the currency you select; this site does not convert between currencies and does not use live exchange rates.
What this tool does
Calculate house flip from your own entered figures. User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
How to use the House Flip Calculator
- Enter or select purchase price.
- Enter or select rehab / repair costs.
- Enter or select holding costs (tax, insurance, utilities).
- Enter or select financing / loan costs.
- Enter or select expected sale price (arv).
- Enter or select selling costs (% of sale price).
- Read the calculated result; change any measurement to compare alternatives.
Formula
total invested=purchase+rehab+holding+financing; selling costs=sale price×selling %; profit=sale price−selling costs−total invested; break-even sale price=total invested/(1−selling %/100)
- purchase
- Purchase price
- rehab
- Rehab / repair costs
- holding
- Holding costs (tax, insurance, utilities)
- financing
- Financing / loan costs
- sale
- Expected sale price (ARV)
- sellingPct
- Selling costs (% of sale price)
User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
Worked example
For house flip calculator, the following measurements illustrate the exact method: Purchase price: 200000; Rehab / repair costs: 50000; Holding costs (tax, insurance, utilities): 12000; Financing / loan costs: 8000; Expected sale price (ARV): 320000; Selling costs (% of sale price): 8.
Inputs
- Purchase price200000
- Rehab / repair costs50000
- Holding costs (tax, insurance, utilities)12000
- Financing / loan costs8000
- Expected sale price (ARV)320000
- Selling costs (% of sale price)8
Result
- Total invested before selling costs$270,000.00
- Selling costs$25,600.00
- Estimated profit$24,400.00
- Return on total invested (%)9.04
- Break-even sale price$293,478.26
Results explained
- Total invested before selling costs
- Total invested before selling costs from the formula above. User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
- Selling costs
- Selling costs from the formula above. User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
- Estimated profit
- Estimated profit from the formula above. User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
- Return on total invested (%)
- Return on total invested (%) from the formula above. User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
- Break-even sale price
- Break-even sale price from the formula above. User-entered property figures only. Estimates exclude costs not entered and are not investment advice. Income tax on the profit, loan principal repayment mechanics and any costs not entered are excluded; short-term flip profits are usually taxed as ordinary income — get tax advice.
Frequently asked questions
Sale price minus selling costs minus everything you put in: purchase, rehab, holding costs and financing. A $320,000 sale with 8% selling costs against $270,000 invested leaves $24,400 before tax.
Property tax, insurance (often a costlier vacant-property policy), utilities, lawn and snow care, loan interest and extension fees. Every extra month on the market adds all of them at once.
The price at which the sale exactly covers your total invested plus the percentage selling costs: total invested ÷ (1 − selling %). Below that price the flip loses money before tax.
Investors commonly judge a flip on both profit dollars and return on cash actually deployed, and many want the 70% rule's cushion before they start. There is no safe universal target — price in a contingency for rehab overruns.
Profit is the gap between the sale price and your all-in cost, so a 10% ARV miss can erase most of the margin. Conservative comparable sales, not the listing agent's optimism, should set the expected sale price.