Fix and Flip Calculator
Analyze any deal in seconds. Enter your purchase price, repair costs and ARV. The calculator runs the 70% rule, total ROI, cash-on-cash return, and a deal verdict. Adjust sliders and results update instantly.
Live Result
Default scenario at a glance
Estimates only. Real terms from a full application.
Enter your deal numbers
Adjust the sliders below. The fix and flip calculator updates every output in real time.
Deal Inputs
Holding and Financing
Full Results
Marginal Deal: 12.6% ROI
ROI between 10 and 20%. Slim margin. A cost overrun or soft sale price could erase the profit.
This fix and flip calculator provides estimates based on your inputs. It does not include closing costs at purchase, capital gains taxes, draw schedule timing, or HOA dues. Real financing terms are set by the capital source in our network that funds your deal. Submit your deal for an actual term sheet.
How to use this fix and flip calculator
Start with the three core property numbers: purchase price, repair costs and after-repair value. The purchase price is what you are paying today. Repair costs are your total renovation budget to bring the property to market-ready condition. The ARV is the estimated appraised value once renovation is complete. These three inputs drive every output in the calculator.
The Max Offer field runs the 70% rule automatically. If your target purchase price exceeds the 70% rule result, the deal requires a lower offer or a renegotiation on repair scope before it pencils out. The calculator shows both numbers side by side so you can see the gap before making an offer.
Next, set your holding period and monthly holding costs. Every month you own the property during renovation and listing costs money in taxes, insurance and utilities. These are real costs that come out of your profit and are frequently underestimated on a first deal. Add them here so the ROI reflects the actual cost of the project, not just the buy and sell price.
Finally, set the selling cost percentage and financing cost. Selling costs cover agent commissions, transfer taxes and concessions and typically run 7 to 9% in most markets. Financing cost as a percentage of purchase price is a simplified way to capture origination points and total loan fees without modeling a full amortization schedule.
How to analyze a fix and flip deal
Fix and flip analysis starts with the ARV, not the asking price. Before running any numbers in this calculator, get a reliable ARV estimate from a licensed appraiser or by pulling comparable sales within the last 90 days within a half-mile radius. Your entire profit math depends on the accuracy of that number. An ARV that is 10% too optimistic can turn a 20% ROI deal into a loss.
The 70% rule is a fast screen, not a final answer. It protects your downside by building in a 30% buffer above repair costs before you even model the deal in detail. If the seller will not come down to your 70% rule offer, run the full numbers with your actual financing and holding costs to see if the deal still works at a higher purchase price.
ROI vs cash-on-cash measure different things. ROI measures total profit relative to total dollars deployed in the project. Cash-on-cash measures the return on just your down payment, assuming you finance the rest. A deal with a 15% ROI and 75% cash-on-cash is a strong use of leveraged capital even though the headline ROI is below the 20% green threshold.
Max Offer (70% Rule)
ARV multiplied by 0.70 minus repair costs. This is the maximum purchase price that leaves room for all costs and a profit margin. A price above this number requires detailed modeling before you proceed.
Total Investment
Purchase price plus repair costs plus all holding costs for the expected duration plus financing costs. This is the real number to use in your ROI denominator.
Gross Profit
ARV minus total investment minus selling costs. This is your pre-tax profit on the deal. It does not account for capital gains tax or depreciation recapture.
ROI
Gross profit divided by total investment. Most experienced flippers require at least 20% before accepting a deal. Below 10% the margin is too thin to absorb cost overruns.
Cash-on-Cash Return
Gross profit divided by your down payment, assuming 20% down on the purchase price. This shows how efficiently you are using your actual out-of-pocket capital.
Deal Verdict
Color-coded based on ROI. Green is above 20%. Yellow is 10 to 20%. Red is below 10%. Use the verdict as a quick screen before running a full underwrite.
What this fix and flip calculator does not include
The calculator models the major cost categories but leaves out a few line items that vary too much by deal and market to include in a general tool. Closing costs at purchase including title, escrow, recording fees and lender legal fees typically add $2,000 to $6,000 at closing and are not in the total investment number.
Capital gains taxes are not included. Short-term capital gains on a fix and flip held under a year are taxed as ordinary income in the United States. Depending on your tax bracket and deal size, this can be a material number. Consult a CPA before finalizing your deal analysis.
The financing cost input is a simplified percentage of purchase price rather than a full loan model with monthly interest accrual. If you want to model actual hard money loan costs including monthly interest payments and origination points, use our hard money loan calculator alongside this tool. The two calculators together give you the most complete picture of your deal economics before you submit an application.
Fix and flip calculator questions
All loans facilitated by Buckle Up Capital are for business and commercial purpose only. Buckle Up Capital connects borrowers with capital sources in our network. We are a broker, not a lender. Rates and terms vary by capital source and are not a commitment to lend.
Related resources for fix and flip investors
Ready to fund your next flip?
The calculator shows the estimate. A term sheet shows the real numbers. Submit your deal and we connect you with capital sources in our network. No credit pull. No commitment. Term sheet in 24 to 48 hours.
Get Pre-Qualified