Fix & Flip ROI Calculator | Free Profit & Margin Tool

Project details

Enter your numbers — results update as you type.

Purchase price contract price

Rehab budget total renovation

After-Repair Value (ARV) post-rehab market value

Financing

Loan-to-cost (LTC) % of total cost

Interest rate annual rate

Loan points % of loan upfront

Timeline & carrying costs

Hold period months to sale

Monthly holding costs tax, ins, utilities

Closing & selling

Closing costs (purchase) % of purchase

Selling costs % of sale price

Estimated net profit

$49,830

Strong margin — healthy flip

ROI on cash

98.2%

Profit / cash invested

Annualized return

196.3%

Adjusted for hold time

Cash to close

$50,760

Out of pocket

How we got there

After-Repair Value (sale price) $480,000

Selling costs (8%) −$38,400

Net sale proceeds $441,600

Purchase price $300,000

Rehab $60,000

Loan interest (over hold period) $17,010

Loan points $4,860

Closing costs (purchase) $6,000

Holding costs $3,900

Total project cost $391,770

Net profit = Sale − Costs $49,830

Looks like a deal? Get qualified before you offer.

F&F deals close fast — have financing approved before you submit your offer. Your project numbers will pre-fill the loan application. See your options with no impact to your credit score.

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Reading the numbers

What's a "good" flip?

Most experienced flippers target a 20%+ ROI per project and at minimum a $30K–$50K profit per flip in mid-range markets. The reason: flips carry real execution risk (over-budget rehabs, market shifts during the hold period, unexpected permit issues), so you need margin to absorb surprises and still come out ahead.

The annualized return matters more than absolute profit. A $40K profit on a 4-month flip annualizes to 120% if your cash-in was $40K — that's a different deal than $40K profit over 12 months at 33% annualized. Capital efficiency is what compounds.

Profit benchmarks

Strong

25%+ ROI

Healthy margin. Room for cost overruns and still profitable. Worth pursuing aggressively.

Acceptable

15–25%

Standard market deal. Pencils if execution is tight; little room for surprises.

Marginal

8–15%

Skinny. One contractor delay or 5% rehab overrun erases the profit. Pass unless you have edge.

Don't do it

<8%

Risk-adjusted return is negative. Better deals exist; don't anchor on this one.

Levers that change the math

Lower the purchase price. The single biggest lever. Every $10K below your offer flows through to profit dollar-for-dollar. Walk away from properties that need a "hope" to pencil.
Tighten the rehab scope. Stick to high-ROI improvements (kitchens, baths, paint, flooring, curb appeal). Skip discretionary upgrades that don't move ARV. Get bids before close, not after.
Shorten the hold. Each extra month is interest + holding costs + opportunity cost. Pre-line up your contractor and listing agent before close. Aim for 3–5 months total.
Be conservative on ARV. Use the lower comps, not the cheerleader ones. If the appraiser comes in 5–10% under your estimate, you still want to be profitable.

For the full breakdown of how F&F financing works — LTC vs LTARV, draw schedules, first-time flipper terms, choosing between bridge and full F&F — see our complete fix and flip loans guide.