Fix and flip calculator
Free fix and flip calculator with hard-money loan points and interest, holding months, buying and selling costs and contingency. Shows profit, return and the highest price to pay for your target profit. Example: with typical numbers the estimated profit comes to $22,450. Free, no sign-up, every step shown.
FreeNo sign-upShows every stepPrint or share
Read the guide: Does the 70% rule still work in 2026? How pros calculate their offer →Below your $30,000 target. To hit it, pay no more than $153,057.
In LeadCounty every property file opens this calculator with the county's value, tax owed and sales already filled in.
Get the real numbers for every property, already filled in.
In LeadCounty every property page carries its county record: value, yearly tax and any amount owed, every sale with its price, building facts, the owner and mailing address, and nearby sales (as each county publishes them). The deal calculator on each property uses them. Find the sellers with 37 seller lists, then run the deal in one place. The same calculators also run inside the app.
- 7-day free trial (the Explore trial needs no card)
- Refreshed every week from official records
- No contract, cancel any time
How to use the fix and flip calculator
- Total cost = purchase + repairs (with contingency) + loan points and interest + holding costs + buying and selling costs.
- Profit = sale price − total cost. Many flippers want at least 10–15% return on cost, or a fixed dollar profit.
- The calculator also works backwards: the highest purchase price that still gives your target profit. That is your strike price.
- Time is the silent killer: every extra month adds interest and holding costs, so plan the timeline as carefully as the budget.
The formula
Profit = sale price − selling costs − purchase price − repairs − holding costs − loan interest and points.
Worked example
With purchase price of $160,000, repairs of $40,000, contingency on repairs of 10%, sale price (ARV) of $265,000 and months until sold of 6 mo, the estimated profit is $22,450. Below your $30,000 target. To hit it, pay no more than $153,057.
Common mistakes
- Leaving out holding costs, which grow every month the house sits.
- Forgetting hard-money points and the interest on the repair draws.
- Assuming the house sells the day it is finished.
Estimates for planning only, not financial advice.
Questions
What are typical hard-money terms?
Often 10–13% interest and 1–3 points, lending up to 85–90% of the price and 100% of the repairs. Ask your lender.
What are typical selling costs?
Commissions and closing costs are often 6–8% of the sale price.
Is the 70% rule enough?
Use it to screen. Before you buy, run every cost here: in 2025–26 many deals only work at 75–85% of ARV minus repairs, or not at all.
Related guides and pages
More free calculators
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Repair budget room by room, light, medium or heavyARV × 70% − repairs70% rule calculator
The most to pay for a flip, then a full-cost profit checkARV × % − repairs − feeWholesale MAO calculator
Your maximum offer, by the type of buyer you sell toAvg $/sq ft × sizeARV calculator (from comps)
After-repair value from 3–5 recent sales nearbyPrint a deal for buyersWholesale deal sheet (one-pager)
A one-page sheet to send your deal to cash buyersbuyer price − contract price − costsAssignment fee vs double close calculator
Your net on a wholesale deal: assigning the contract vs a double closeNow find the owner.
Likely-vacant houses and 36 more seller lists from county records, refreshed weekly. Tested on real sales: see the proof (/proof).
- 7 days free
- Explore: no card
- Full access: cancel before day 7, pay nothing
- Max 10 investors per county
