House Flip Calculator

Calculate fix-and-flip profit, ROI, and the 70% rule maximum offer price.

By Konstantin Iakovlev · Updated September 2026 · Source: CFPB — Owning a Home

$
$
$
$
months
%

Profit

$60,000.00

ROI

24.0%

70% Rule Max Offer

$195,000.00

Flip Breakdown

Purchase Price$200,000.00
Repair Costs$50,000.00
Total Investment$250,000.00
Holding Costs$12,000.00
Selling Costs$28,000.00
Total Costs$290,000.00
After Repair Value$350,000.00
Profit$60,000.00
ROI24.0%
Monthly ROI4.0%

Use the House Flip Calculator above to calculate your results. Enter your values and see instant results — all calculations run in your browser.

Disclaimer: This calculator is for informational purposes only and does not constitute tax, financial, or legal advice. Results are estimates based on the information you provide and current rates. Always consult a qualified tax professional or financial advisor for advice specific to your situation.

How It Works

A House Flip Calculator helps real estate investors estimate potential profits and necessary financing for a property renovation and resale project. It's crucial for determining if a flip is financially viable and setting a realistic budget to avoid losses.

This calculator typically uses a formula that subtracts the total project costs (purchase price, renovation expenses, holding costs, selling costs) from the estimated After Repair Value (ARV) of the property. Holding costs are entered per month and multiplied by the months you expect to hold the property, and selling costs are a percentage of the ARV. The result is the projected profit; ROI divides it by the purchase price plus repairs, monthly ROI spreads that over the holding period, and the 70% rule shows the most you could offer: 70% of the ARV minus repairs.

Common mistakes include underestimating renovation costs, overestimating the ARV, and forgetting to account for all holding costs (taxes, insurance, utilities) during the flip period. Always build in a contingency fund (10-15% of renovation costs) for unexpected issues.

Example: Flipping a House in a Growing Neighborhood

  1. 1 Input Numbers: ARV = $350,000; Purchase Price = $200,000; Repair Costs = $50,000; Holding Costs = $1,250 per month for 4 months; Selling Costs = 8% of ARV.
  2. 2 Costs: holding $1,250 × 4 = $5,000; selling $350,000 × 0.08 = $28,000; total $200,000 + $50,000 + $5,000 + $28,000 = $283,000.
  3. 3 Result: profit = $350,000 − $283,000 = $67,000. ROI = $67,000 ÷ ($200,000 + $50,000) = 26.8%, or 6.7% a month over 4 months. The 70% rule caps the offer at $350,000 × 0.70 − $50,000 = $195,000, so this $200,000 purchase is $5,000 above it.
  4. 4 Takeaway: With a projected profit of $67,000, this flip appears to be a potentially profitable venture, though the price sits just over the 70% rule. Further due diligence, including market analysis and detailed contractor quotes, is essential before committing to the project.

Source: CFPB — Owning a Home · Last updated: September 2026

Frequently Asked Questions

What is the 70% rule in house flipping?
The 70% rule says you should pay no more than 70% of the After Repair Value (ARV) minus repair costs. For a house with a $300,000 ARV and $50,000 in repairs, the maximum purchase price should be ($300,000 x 0.70) minus $50,000 = $160,000.
How much profit should a house flip make?
Experienced flippers aim for a 15-20% return on the total investment (purchase plus rehab). On a $200,000 project, that is $30,000-$40,000 profit. For context, ATTOM's Q1 2026 report put the typical gross flipping return at 25.4% of the purchase price, a figure that leaves out rehab, holding and selling costs.
How long does a house flip take?
The average house flip takes 4-6 months from purchase to sale. Renovation typically takes 2-4 months, and selling takes 1-3 months depending on the market. Faster flips reduce holding costs and improve ROI.

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