Why Most Flips Lose Money
Experienced flippers know the truth: a deal that looks like $30k profit is often a $10k loss once you account for all costs. Most calculators miss the hidden fees that kill margins.
This spreadsheet was built to prevent that. It forces you to enter every real cost — including the ones most investors forget like transfer taxes, title insurance, utilities during rehab, and agent fees.
What's Included
- Complete deal summary: purchase price, all-in cost, ARV
- Detailed rehab cost estimator by room/category
- Hard money loan interest calculator (per-day rates)
- Holding cost estimator (taxes, insurance, utilities, HOA)
- Closing cost calculator (both buy and sell sides)
- Wholesale fee and assignment fee options
- After-repair value (ARV) comp input section
- Profit/loss scenario modeling at 5 different ARV estimates
- ROI and cash-on-cash return for each scenario
- Print-ready one-page deal sheet
The Hidden Costs Most Flippers Miss
- Transfer taxes and recording fees (often 1–2% of purchase)
- Title search and title insurance at purchase
- Utilities during 3–6 month rehab period
- Insurance on the vacant property
- Interest on hard money loan (calculated daily)
- Re-inspection and appraisal fees
- Staging and empty property carrying costs
- Agent commission (typically 5–6% of sell price)
- Concession allowances to close deals faster
Digital Download
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You receive:
✓ Fix-and-Flip-Deal-Analyzer.xlsx
✓ Works in Excel, Google Sheets, LibreOffice
✓ Free updates for life
Example Flip Analysis
| Cost Item | Amount |
|---|
| Purchase price | $120,000 |
| Rehab costs | $35,000 |
| Hard money interest (4 months) | $4,800 |
| Closing costs (buy + sell) | $12,000 |
| Carrying costs (4 months) | $6,400 |
| Total cost in | $178,200 |
| Sell price (ARV) | $195,000 |
| Gross profit | $16,800 |
| Agent fees (6%) | -$11,700 |
| NET PROFIT | $5,100 |
* Example based on typical hard money rates. Actual results vary by market and lender.
This Template vs. Generic Flip Calculators
| Feature | This Template | Generic Calculator |
|---|
| All-in cost model (every fee) | ✅ | ❌ |
| Daily hard money interest calc | ✅ | ❌ |
| 5 ARV scenarios at once | ✅ | ❌ |
| Closing cost both sides | ✅ | ⚠️ One side only |
| Carrying/holding cost estimator | ✅ | ❌ |
| Net profit after all fees | ✅ | ⚠️ Gross only |
| Printable one-page deal sheet | ✅ | ❌ |
What House Flippers Say
Trusted by active fix-and-flip investors
"I used to make offers without calculating agent fees and closing costs. Lost $8k on my third flip because of that. This spreadsheet makes you account for every penny before you make an offer."
— Dave R., flip investor, Houston TX
"The daily interest calculator saved me. I was quoting 3 months rehab when it's really 4.5. That extra month of hard money interest would have wiped out my profit."
— Tammy W., part-time flipper, Phoenix AZ
"I show this to my private lenders when I'm asking for capital. It proves I know what I'm doing. One lender said it's the most thorough flip analysis he's seen."
— Kevin M., full-time flipper, Tampa FL
"I bought this before my first flip. Closed on a $145k property, sold for $215k, and walked away with $18k net. The spreadsheet paid for itself on deal #1."
— Lisa C., first flip, Columbus OH
FAQ
Common questions
What's the 70% rule for flips?
The 70% rule is a quick formula: offer = (ARV × 0.70) − rehab costs. This gives you a conservative offer price that leaves room for unexpected costs and profit. This spreadsheet lets you test that rule and much more — including exact closing costs, financing, and carrying costs that the rule of thumb ignores.
Does this handle wholesale deals?
Yes. There's a wholesale fee input field so you can model deals where you wholesale the contract to another buyer instead of closing yourself.
How do I estimate rehab costs?
The spreadsheet has a room-by-room rehab estimator. Input square footage and condition for each room — kitchen, baths, flooring, roof, HVAC, exterior — and it generates a total rehab budget based on regional cost averages you can adjust.
What hard money rate should I use?
Hard money rates typically run 12–18% annually (1–1.5% per month) plus 2–3 points upfront. The spreadsheet uses a daily rate so you can model exactly how many days of rehab you're budgeting for.
Do I need Excel?
No. Works in Google Sheets and Apple Numbers. All formulas are pre-built — just input your numbers.
Can I model multi-family flips?
Yes. The spreadsheet handles 1–4 unit properties. Just treat the purchase price and ARV as totals for all units combined.
🔗 Tools Fix-and-Flip Investors Actually Use
The spreadsheet tells you if a deal works on paper. These tools help you fund and execute it:
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Stop making offers without knowing your real profit
Professional-grade deal analyzer · one-time $29 · instant download
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