Free calculator
Fix and flip calculator
Four numbers in, the real profit out. It runs the same underwriting engine as the app: hard money points and interest on drawn funds, state closing and transfer taxes, months of carry, commission and concessions.
Projected net profit
$30,699
10.2% margin on ARV over 6 months
Cash needed
$46,001
Return on cash
67%
Max offer
$170,000
$30k profit, 12% margin
70% rule
$160,500
Break-even ARV $266,927
Where every dollar goes
- Purchase
- $175,000
- Rehab with contingency
- $49,500
- Buy closing costs
- $4,470
- Loan points and fees
- $6,150
- Loan interest
- $10,106
- Taxes, insurance, utilities
- $3,275
- Selling costs
- $20,800
- Total cost
- $269,301
Planning defaults: hard money 11%, 2 points, $1,500 fees, 90% of price and 100% of rehab, interest on drawn funds; 5.5% commission and 1% concessions; state closing and transfer taxes. Not a quote.
Comps, rehab, refi and a verdict for a real address. Invite-only beta.
How to use it
Enter the purchase price
What you plan to pay. Buy closing costs for the state are added for you.
Enter the rehab
Your contractor's number or your own estimate. A 10% contingency is added on top, the way the app treats a typed bid.
Enter the ARV
What it sells for after the work. Not sure? Read how to calculate ARV.
Pick financing and months
Hard money uses 11%, 2 points, $1,500 in fees, 90% of the price and 100% of the rehab, with interest only on money drawn. These are planning defaults, not a quote.
Free here, deeper in the app
This free calculator
- Net profit after every cost, not just price plus rehab
- Cash you need to close and carry, and return on that cash
- Max offer solved for a $30,000 profit and a 12% margin, next to the 70% rule
- Break-even ARV, so you know how far the sale price can fall
Run The Deal app
- Comps with every adjustment shown and an ARV confidence range
- Rehab by scope or line item, priced for your region
- A verdict with reasons, stress tests and the price that would make it work
- An offer packet for the seller and a lender package to share
The same engine, on a real address
In the app the numbers come with comps, a rehab estimate, a verdict with reasons and the price that would make it work. This is a sample deal, not a real property.
Questions
Why is the profit lower than price minus ARV minus rehab?
Because a flip has more costs than that. Points are charged on the whole loan, interest runs every month, buy closing includes title and recording taxes, and selling costs include commission, concessions and transfer tax. The calculator lists each one.
How is the max offer figured?
It tries prices until it finds the highest one that still clears a $30,000 profit and a 12% margin on ARV, running the full math each time, then rounds down to the nearest $500. The 70% rule is shown next to it for comparison.
Are the loan terms real?
They are common hard money terms used as planning defaults. Every lender is different. In the app you set your own lender's terms once and they fill every deal.
Learn the terms
Run your next deal before you write the offer.
Run The Deal is in an invite-only beta. Ask for a spot and we will email you when it opens.