Flip calculator
Enter your estimates. Results update as you type. Blank cost fields count as zero; they are not estimates of actual market costs.
Property & purchase
Rehab total comes directly from the worksheet below. Include renovation labor and materials in each category.
Costs beyond renovation
Holding costs: taxes, insurance, utilities, HOA, maintenance. Put financing interest and lender fees in financing costs only. Selling costs: commissions, closing charges, concessions, staging. Avoid counting the same expense twice.
Your planning snapshot
The rule is a screening shortcut. The detailed view uses the actual cost estimates you enter.
Rule-based purchase ceiling = estimated after-repair value × 70% − rehab costs. You can change the percentage to explore your own assumptions. Here, rehab costs include the worksheet’s contingency.
Example: $300,000 ARV × 70% − $50,000 rehab = $160,000. This example excludes an added contingency.
The remaining 30% is not guaranteed profit. Other costs, your market, your timeline, and estimation errors can change the outcome. A negative ceiling means the entered assumptions leave no positive purchase allowance.
Further reading: the 70% ruleHow is the detailed profit calculated?
Estimated profit = resale estimate − planned purchase − rehab including contingency − purchase costs − financing costs − monthly holding costs × months − percentage selling costs − fixed selling costs.
Target-profit purchase ceiling subtracts those same non-purchase costs and your target profit from the resale estimate. It is a planning estimate, not an offer recommendation or lender approval.
Margin = estimated profit ÷ resale estimate. This is not cash-on-cash return. Income taxes, business overhead, and costs you have not entered are excluded.
Build your rehab budget.
Enter a combined labor-and-materials budget for each category. Track actual spending alongside it. Your planned total automatically updates the flip calculator.
| Renovation category | Planned budget ($) | Actual spent ($) |
|---|---|---|
| Demolition & cleanup | ||
| Foundation & structure | ||
| Roof & gutters | ||
| Framing & siding | ||
| Windows & exterior doors | ||
| Electrical | ||
| Plumbing | ||
| HVAC | ||
| Insulation & drywall | ||
| Interior & exterior paint | ||
| Flooring & trim | ||
| Kitchen & cabinets | ||
| Countertops | ||
| Bathrooms | ||
| Appliances | ||
| Landscaping & fencing | ||
| Permits & inspections | ||
| Other renovation costs |
Actual spending: not entered. Empty actual fields are unreported, not confirmed zero.
Contingency is a planning reserve, not actual spending. The calculator uses the planned total rather than the partial actual spending entered so far.
Device saving stores one draft in this browser. It is not an account and does not sync between devices.
Start over and remove the saved device draft? Download your worksheet first if you want to keep it.
Loading the example replaces your current entries. Download or save your current work first.
Your projects, organized.
We’re exploring a paid member workspace for saving multiple rehab budgets, shortlisting houses, keeping notes, and comparing projects across devices. Education and these core calculator tools will remain free.
Member accounts and cloud saving are not available yet. Pricing and included features will be announced before subscriptions open.
Tell us what you’d want ↗Educational planning tool. Verify resale values with comparable sales, obtain current contractor quotes and lender terms, and include every applicable cost. Results depend on your inputs and do not guarantee a profit. Downloaded CSV files open in spreadsheet apps; use Print / Save as PDF for a printable copy.