Free calculator
Fix and flip calculator
Work out the profit on a house flip after every cost: the loan, points, interest, holding and selling. Then switch to the max offer tab to find the highest price you can pay and still make your target profit, using real financing costs instead of the 70% rule alone.
Profit breakdown
The loan and your cash
- 70% rule (70% of ARV minus rehab)
- 65% rule (tighter markets, bigger rehabs)
- 75% rule (hot markets, light rehabs)
- Wholesale offer (max offer minus your fee)
The 70% rule ignores financing, holding and selling costs. The maximum offer above includes them, using the loan terms you entered.
Illustrative estimate from the numbers you entered. Not an offer or commitment to lend; actual terms are set by the lender after underwriting. Business-purpose loans on non-owner-occupied investment property only.
Next step
Want real fix and flip terms on this deal?
Send the deal and a person reads it. Your calculator numbers are copied into the form, so there is nothing to retype. If it is a deal the lenders in our network can do, you get an indicative range and a list of what they need. If it is not, we tell you quickly.
- No application fee, no upfront fee, no obligation.
- Business-purpose loans only: investment property held in an LLC or other entity, never owner-occupied.
- Programs available in 40 states.
Easy Lending USA is not a lender or a mortgage broker. We introduce real estate investors to independent private lenders, who make every credit decision.
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How the flip profit is calculated
Profit = ARV − selling costs − purchase price − rehab − buying closing costs − interest − points and lender fees − holding costs
The calculator sizes the loan the way a fix and flip lender does: the lower of a share of your total cost and a share of the after-repair value, with the rehab released in draws. Interest is charged either on the full loan from day one (Dutch) or only on the money drawn. ROI is your profit divided by the cash you actually put in, and the annualized figure scales it to a full year so a four-month flip and a nine-month flip can be compared.
The 70% rule, and why the max offer goes further
The 70% rule says the most you should pay for a flip is 70% of the ARV minus the rehab:
Maximum allowable offer (70% rule) = ARV × 0.70 − rehab
It is a quick screen, but it ignores the loan. With high leverage, every dollar of the price carries interest, points and fees, and a deal that clears the 70% rule can still miss your profit target. The Max offer tab solves the other way round: you enter the profit you want, and it finds the highest purchase price that still delivers it after financing, holding and selling costs. It also shows the 65% and 75% versions of the rule and a wholesale offer net of your assignment fee.
Worked example
| Item | Amount |
|---|---|
| Loan (85% of $285,000 cost) | $242,250 |
| Cash to close | $53,695 |
| Estimated profit | $60,992 |
| 70% rule maximum offer | $225,000 |
| Max offer for a $40,000 profit, with financing | $249,000 |
Here the price is $5,000 over the 70% line but the deal still clears a $40,000 profit, because the rehab is light relative to the ARV. On a heavier rehab or a longer hold the result can flip the other way, which is why the calculator runs the full numbers.
Costs flippers most often forget
- Selling costs: agent commission plus seller closing costs, often 6–8% of the sale price.
- Holding costs: taxes, insurance and utilities every month until it sells.
- The first rehab stage: draws reimburse finished work, so you front each stage.
- Time: every extra month adds interest and holding costs, and past the loan term, extension fees.
Fix and flip calculator questions
How do you calculate profit on a fix and flip?
Start with the after-repair value and subtract selling costs, the purchase price, the rehab, buying closing costs, every cost of the loan (interest, points and fees) and the holding costs for the months you own it. What is left is your profit before tax.
What is the 70% rule in house flipping?
A rule of thumb that caps your purchase price at 70% of the after-repair value minus the rehab. On a $400,000 ARV with a $55,000 rehab, that is $225,000. It is a fast first screen, not a replacement for running the real numbers.
What is a good ROI on a flip?
Many investors look for a profit of at least 10–15% of the ARV, or a return on their cash that justifies the risk and the months of work. Compare the annualized ROI so that projects of different lengths are measured the same way.
How much can I borrow for a fix and flip?
Typically 80–90% of the purchase and rehab cost, capped at 70–75% of the ARV, depending on your experience. See fix and flip loans for the tiers.
How do wholesalers use the max offer?
Take the maximum offer a flipper can pay and subtract your assignment fee. The Max offer tab does it for you, so the contract price you negotiate still leaves room for the end buyer.
Does Easy Lending USA charge a fee to look at my deal?
No. There is no application, processing or upfront fee of any kind. We are paid by the lender only when a loan closes.
More investor calculators
Want the detail on the loan itself, including Dutch interest and offer comparison? Use the hard money loan calculator. Thinking of keeping the house instead? Run it through the BRRRR calculator, or read fix and flip vs BRRRR. All tools are on the calculators page.
Results are illustrative estimates based on the numbers you enter. They are not an offer or commitment to lend. Actual loan amounts, rates and fees are set by the lender after underwriting. Easy Lending USA is not a lender or a mortgage broker; we introduce real estate investors to independent private lenders. Business-purpose loans on non-owner-occupied investment property only.