Fix and Flip Calculator
Estimate the profit on a flip financed with a hard money or private loan. The loan is limited by both loan-to-cost and loan-to-ARV, interest is calculated interest-only, and the 70% rule gives you a quick maximum offer to compare against.
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Results
Estimated profit
$47,525.00
Estimated profit is $47,525.00 on $49,475.00 of your cash (96.1% ROI). The 70% rule suggests a max offer of $195,000.00.
| ROI on cash invested | 96.06% |
|---|---|
| Annualized ROI (simple) | 192.12% |
| Cash needed | $49,475.00 |
| Loan amount | $225,000.00 |
| Points paid | $4,500.00 |
| Total interest | $12,375.00 |
| Total holding costs | $3,600.00 |
| Selling costs | $28,000.00 |
| Total project cost | $302,475.00 |
| 70% rule max offer | $195,000.00 |
Estimate only. Not legal or financial advice.
How this calculator works
The loan is the smaller of (purchase + rehab) × max LTC and ARV × max LTV. Interest is charged interest-only on the full loan for every month held, which is conservative because many lenders fund rehab in draws.
Total cost adds purchase, rehab, closing costs, points, interest, holding and selling costs. Profit is ARV minus total cost.
Cash needed is everything you pay before the sale that the loan does not cover. ROI is profit divided by that cash.
The 70% rule is a quick screen: offer no more than 70% of ARV minus rehab. It is a rule of thumb, not underwriting.
Formulas
Loan = min((price + rehab) × LTC, ARV × LTV)Interest = loan × rate ÷ 12 × monthsProfit = ARV − (price + rehab + closing + points + interest + holding + selling)Max offer (70% rule) = 0.70 × ARV − rehab Assumptions & limits
- Interest is charged on the full loan from day one (no draw schedule).
- Annualized ROI is a simple (non-compounded) annualization.
- Taxes on profit are not included.
- Default interest rates are illustrative examples, not quotes or current market rates (last reviewed 2026-10-18). Enter the rate from your lender.
Assumptions last reviewed 2026-10-18.
Disclaimer: This calculator provides estimates for educational purposes only and is not legal, tax, lending or financial advice. Results depend on your inputs and simplifying assumptions. Confirm with a qualified lender, attorney, CPA or title/escrow professional before making decisions.
Frequently asked questions
What is the 70% rule in house flipping?
A guideline that you should pay no more than 70% of the after-repair value minus repair costs. The 30% cushion is meant to cover financing, holding, selling costs and profit.
What is a good ROI on a flip?
It depends on risk and timeline, but many flippers target at least 10–20% of ARV in profit or a high return on cash invested. Always stress-test with a lower ARV and a longer hold.
Prompts that pair with this calculator
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