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House Flipping Profit Calculator
Flipping looks glamorous on TV but the math is brutal. This calculator gives you the real number — net profit after holding costs and agent fees — plus annualized return.
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How to use this calculator
- Enter your purchase price and renovation budget.
- Add monthly holding costs (mortgage, utilities, insurance) and how long you'll hold.
- Enter the ARV (after-repair value) you expect to sell for.
- Set agent fees % (typically 6% combined).
What your results mean
Net profit is what you actually walk away with after all costs. ROI is profit divided by total cash in. Annualized return is the real test — a 10% return on a 6-month flip = ~21% annualized, but a 10% return on an 18-month flip is only ~6.5%.
The 70% rule and other flipping wisdom
- Buy at no more than 70% of ARV minus reno costs — your safety margin.
- Budget 20% over your reno estimate. You'll need it.
- Hold time kills returns — every month of carry costs eats 2-3% of profit.
- Pre-line up your buyer's agent, lender (or end buyer if wholesaling).
- Avoid major structural fixes on your first flip — stick to cosmetic.