Fix-and-Flip ROI Calculator
Estimate the net profit and return on investment (ROI) of a house flip from after-repair value, purchase price, rehab, holding, and selling costs.
How to use this tool
- Enter the after-repair value: the expected sale price after renovation.
- Enter the purchase price and renovation budget.
- Estimate holding costs (interest, taxes, insurance, utilities while you own it).
- Estimate selling costs (commissions and closing costs at sale).
- Read the net profit, total cost, and ROI.
Before you flip, model the spread. Enter the after-repair value and every cost — purchase, rehab, holding, and selling — to see the net profit and the return on the capital you put to work.
Formula
The flip's profit and return on the cash and capital deployed:
Total cost = Purchase + Rehab + Holding + Selling
Net profit = After-repair value − Total cost
ROI = (Net profit ÷ Total cost) × 100
How it works
A flip lives or dies on the spread between the after-repair value and the full all-in cost. This calculator totals every dollar that leaves your pocket — purchase price, renovation budget, holding costs while you own the property, and the selling costs at the back end — and measures the profit and the return on that capital.
Holding costs are the silent killer of flip returns: loan interest, property taxes, insurance, and utilities accrue every month the project runs long, which is why experienced flippers buy at a steep discount to ARV. Selling costs — agent commissions, closing costs, and buyer concessions — routinely run 6–10% of the sale price and must be in the model from the start.
Reviewed by the AbraCalc Real Estate Desk. ROI here is the simple return on total cost; it is not annualized and does not isolate cash-on-cash return when leverage is used. This calculator provides general information, not investment advice; verify figures and assumptions against your own underwriting before acting.
Worked example
$300,000 ARV, $180,000 purchase, $40,000 rehab, $10,000 holding, $20,000 selling
- Total cost = $180,000 + $40,000 + $10,000 + $20,000 = $250,000.
- Net profit = $300,000 ARV − $250,000 = $50,000.
- ROI = $50,000 ÷ $250,000 × 100 = 20.00%.
Net profit $50,000.00 | ROI 20.00% | Total all-in cost $250,000.00
Flip profit and ROI at $300,000 ARV, by total all-in cost
| Total all-in cost | Net profit | ROI |
|---|---|---|
| $220,000 | $80,000 | 36.36% |
| $240,000 | $60,000 | 25.00% |
| $250,000 | $50,000 | 20.00% |
| $270,000 | $30,000 | 11.11% |
Key terms
- After-repair value (ARV)
- The estimated market value of the property once renovations are complete.
- Holding costs
- Carrying costs while you own the property — loan interest, taxes, insurance, and utilities.
- Selling costs
- Costs to dispose of the property — agent commissions, closing costs, and concessions.
- Return on investment (ROI)
- Net profit divided by total cost, expressed as a percentage of capital deployed.
Frequently asked questions
- What is a good ROI on a house flip?
- Many flippers target a net profit of at least 10-20% of the all-in cost, or a fixed minimum profit such as $25,000-$50,000 per deal, to compensate for the time, risk, and capital. The right target depends on your market and capital cost.
- Why include holding and selling costs?
- They are real and large. Holding costs accrue every month you own the property, and selling costs (commissions plus closing) often run 6-10% of the sale price. Leaving them out overstates profit dramatically.
- Is this ROI annualized?
- No. It is the simple return on total cost for the whole project. A 20% return earned in six months is far better than the same 20% over two years, so also track your timeline.