House Flip Calculator Widget

Give flippers a deal analyser that counts every cost of a fix-and-flip: purchase and buying costs, rehab, months of holding costs, an interest-only loan with points and the costs of selling. It returns the profit, return on cash, annualised return and the maximum offer under the 70% rule of thumb.

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<iframe src="https://a2z.tools/embed/w/house-flip-calculator" title="House Flip Calculator by A2Z Tools" width="100%" height="960" style="border:0;width:100%" loading="lazy" allow="clipboard-write"></iframe>

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How it works

The loan is the financed share of the purchase price. Its interest is charged interest-only for the holding period - loan times annual rate times months over twelve - and the points are a percentage of the loan paid at closing. Holding costs (tax, insurance, utilities) are the monthly figure times the months, and selling costs are a percentage of the after-repair value. Profit is the ARV minus purchase, buying costs, rehab, holding, interest, points and selling. Return on investment divides profit by the investor's own cash - the unfinanced part of the price plus every other cost paid before the sale - and the annualised figure compounds that return to a 12-month basis, so a 29% return in 6 months becomes about 66% a year. Separately, the 70% rule gives a quick ceiling for an offer: 70% of ARV minus repairs. It is a rule of thumb, not a law, and the widget warns when the purchase price is above it or the flip loses money.

Calculation method

  • Loan = purchase x financed %; interest = loan x rate x months / 12; points = loan x points %
  • Holding = monthly holding cost x months; selling = ARV x selling %
  • Profit = ARV - purchase - buying costs - rehab - holding - interest - points - selling
  • Cash invested = purchase - loan + buying costs + rehab + holding + interest + points
  • ROI = profit / cash invested; annualised = (1 + ROI)^(12 / months) - 1
  • 70% rule maximum offer = ARV x 0.70 - repair cost

Worked examples

Six-month flip with a hard-money loan

Inputs: Buy $200,000 + $4,000 costs; rehab $40,000; ARV $320,000; 6 months at $1,500; 80% loan at 10% with 2 points; selling 8%

Result: Profit $30,200; ROI 29% on $104,200 cash; annualised 66.4%; 70% rule offer $184,000

Interest $8,000, points $3,200, holding $9,000 and selling $25,600 are all counted; the price is above the 70% rule ceiling, so the widget warns.

70% rule check

Inputs: ARV $300,000; repairs $50,000

Result: Maximum offer $160,000

300,000 x 0.70 - 50,000.

An estimate for screening deals, not financial, tax or investment advice.

Limitations

  • Rehab draws, contingency reserves, permits and staging must be folded into the rehab or holding figures.
  • Interest is simple and interest-only; amortising or compounding loans differ slightly.
  • Profit is pre-tax and the 70% rule ignores local market conditions.

Where publishers use it

  • A hard-money lender's page for borrowers sizing a project
  • A house-flipping course module on deal analysis
  • A wholesaler's deal sheet sent to cash buyers
  • A renovation contractor's blog showing investors how budget overruns eat profit
  • A real-estate meetup group's resources page

Questions

What is the 70% rule?

A screening rule used by flippers: pay no more than 70% of the after-repair value minus the repair budget. For a house worth $300,000 after a $50,000 rehab, that is 210,000 - 50,000 = $160,000. The remaining 30% is meant to cover financing, holding, selling and profit; it is a rule of thumb that tight markets and cheap houses often break.

Why is annualised ROI so much higher than ROI?

Because flips are short. A 29% return earned in 6 months could in theory be repeated, so compounded over a year it is (1.29)^2 - 1, about 66%. If the project drags to 12 months the annualised figure falls to the plain ROI, which is why holding time matters so much.

How is the loan interest calculated?

Interest-only on the purchase loan for the whole holding period, as on most hard-money and bridge loans. Some lenders also fund the rehab in draws; to approximate that, raise the financed share or add the extra interest to holding costs.

What selling cost percentage is realistic?

Agent commission, transfer taxes, title and seller-paid concessions usually total several percent of the sale price; 6-10% is a common planning range. Use quotes from your area, since transfer taxes vary widely.

Is the profit before or after tax?

Before tax. Short-term flips are often taxed as ordinary or business income rather than capital gains in the US, which can take a large share of the profit.

What is ARV?

After-repair value: the price the house should sell for once the renovation is finished, estimated from recent sales of comparable renovated homes nearby. An optimistic ARV is the most common reason flips lose money.

Cite or recommend this tool

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A2Z Tools House Flip Calculator
https://a2z.tools/embed/house-flip-calculator

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