Fix-and-Flip Profit Calculator
Calculate projected profit, ROI, and annualized return on a fix-and-flip real estate investment.
How to use this tool
- Enter purchase price, rehab cost, holding costs, buying/closing costs, expected selling price (arv), selling costs and hold period in the fields above.
- Results update instantly as you type — or click Calculate.
- Read your gross profit and the full breakdown beneath it.
Fix-and-flip requires tracking every dollar: purchase, rehab, holding costs, and both sets of closing costs. This calculator gives you the full picture before you commit.
Formula
Total All-In Cost = Purchase Price + Rehab + Holding Costs + Buying Costs + Selling Costs
Gross Profit = Selling Price − Total All-In Cost
ROI (%) = Gross Profit ÷ (Purchase + Rehab + Holding + Buying Costs) × 100
Annualized ROI (%) = ROI ÷ (Hold Months ÷ 12)
How it works
This calculator sums every cost category — acquisition, renovation, holding, buying, and selling costs — to arrive at a total all-in cost, then subtracts that from the expected sale price to compute gross profit. ROI is calculated on the cash deployed (excluding selling costs from the denominator) and then annualized by dividing by the fractional hold period in years.
The result is a pre-tax, pre-financing gross profit and return; it does not account for income taxes, loan interest (unless entered in holding costs), or transaction timing risk. Entering accurate selling costs (typically 6–10% for commissions, transfer taxes, and closing) is important for a realistic result.
Worked example
Worked example
- Costs: $120,000 purchase + $35,000 rehab + $8,000 holding + $3,000 buying + $13,200 selling = $179,200 total
- Gross profit = $220,000 selling price − $179,200 = $40,800
- Cash in (excl. selling costs) = $120,000 + $35,000 + $8,000 + $3,000 = $166,000
- ROI = $40,800 ÷ $166,000 × 100 = 24.58%
- Annualized ROI = 24.58% ÷ (6 months ÷ 12) = 49.16%
Total cost: $179,200 | Gross profit: $40,800 | ROI: 24.58%
Key terms
- Holding costs
- Ongoing expenses incurred while owning the property before resale, such as property taxes, utilities, insurance, and loan interest.
- Gross profit
- The difference between the net sale proceeds and all costs to acquire, renovate, hold, and sell the property, before income taxes.
- ROI (Return on Investment)
- Gross profit expressed as a percentage of the total cash deployed (purchase, rehab, holding, and buying costs).
- Annualized ROI
- ROI scaled to a 12-month period by dividing by the hold period in years, allowing comparison of deals with different durations.
- After Repair Value (ARV)
- The expected sale price of the property after all renovations are complete; also the expected selling price in this calculator.
Frequently asked questions
- What costs do flippers commonly underestimate?
- Holding costs (interest on hard money loans at 10–14% annualized, property taxes, insurance, utilities) are frequently underestimated. Budget 1–2% of purchase price per month you hold the property.
- What ROI do successful flippers target?
- Most experienced flippers target a minimum of 15–20% ROI per flip, or an annualized return of 30%+ to justify the risk and effort. Below 10% ROI rarely compensates for the execution risk.