Fix and Flip Calculator
Net profit, cash-on-cash ROI, and the costs most flip math leaves out — financing, holding, and the sale itself. Free, and nothing to sign up for.
The deal
Financing
Costs
Net profit
$41,225
45.3% cash-on-cash · 90.6% annualized
Cash needed
$90,975
Down payment, rehab, points, interest, closing, and holding
Profit margin on ARV
13.3%
Many flippers target 15%+ to absorb surprises
Total financing cost
$11,475
$3,060 points + $8,415 interest
Total holding cost
$3,900
$650/mo × 6 months
Selling costs
$24,800
Commission and closing on the sale
70% rule max offer
$172,000
You are $8,000 above the classic 70% rule ceiling
Assumptions
- Interest is calculated interest-only, which is how most hard money is written.
- Rehab is treated as cash out of pocket. If your lender funds draws, your cash needed will be lower.
- The 70% rule is a screening heuristic, not an appraisal. Comps decide ARV.
The two numbers that sink flips
Most deals that lose money were not bought wrong — they were held too long or sold more expensively than planned. Holding costs compound quietly: taxes, insurance, utilities, and interest keep running every month the contractor is behind. Selling costs are the other one, since commission plus closing routinely takes 6 to 9 percent of ARV off the top.
Both are in the calculator above because they are the difference between a projected $40,000 profit and an actual $18,000 one. Move the hold time slider and watch what a two-month delay actually costs you.