Fix and Flip Calculator — Real Estate House Flipping Profit Spreadsheet

Sample: $385,000 ARV Fix & Flip — $42,000 Rehab Budget

After Repair Value (ARV)

$385,000

Rehab Budget

$42,000

Hold Period

6 months

Maximum Allowable Offer (70% Rule)

$227,500

= ($385,000 × 0.70) − $42,000 rehab — your bid ceiling

$227,500

Max Offer

$30,800

Holding Costs

$30,800

Selling Costs (8%)

$23,850

Target Profit

What the Fix & Flip Calculator Does

📐 Maximum Allowable Offer

Built on the 70% rule: MAF = (ARV × 0.70) − Rehab Costs. Calculates exactly what you can pay to maintain a viable profit margin.

💰 Profit Projection

Net profit after all costs: purchase, rehab, holding, financing, and selling fees. Know your true bottom line before you close.

📅 Holding Cost Calculator

Monthly carrying costs: mortgage, taxes, insurance, utilities, HOA. Model different hold periods from 3 to 12 months.

🔄 Flip vs. Hold Comparison

Compare the same property as a flip vs. a buy-and-hold rental. See which strategy produces more long-term wealth.

✅ Deal Grading

Every deal graded A+ (excellent) to F (pass). Grade accounts for profit margin, ROI, and hold period risk.

🏦 Financing Cost Calculator

Hard money loan interest and points calculated automatically. Know your true acquisition cost including financing fees.

Frequently Asked Questions

What is the 70% rule in house flipping?

The 70% rule says you should never pay more than 70% of a property's after-repair value (ARV) minus the cost of repairs. This ensures you have a buffer for closing costs, holding costs, and unexpected overruns. Our template calculates your maximum offer based on this rule.

What is a good profit margin for fix and flip?

Most experienced flippers target a minimum of $20,000–$30,000 net profit per deal, or a ROI of 20%+. Our template grades deals with this benchmark — anything below $15,000 net profit is flagged as a D or F deal.

How do you calculate holding costs for a flip?

Monthly holding costs = mortgage payment + property taxes + insurance + utilities + HOA (if any). Most hard money lenders estimate 1–1.5% of purchase price per month in holding costs. Our template calculates this automatically from your inputs.

What's the difference between ARV and purchase price?

ARV (After Repair Value) is what the property will be worth after all renovations are complete. The purchase price plus rehab costs should be significantly below ARV. The gap is your profit potential. The 70% rule ensures you never overpay relative to ARV.

What holding period is typical for house flips?

Most fix-and-flip projects take 4–6 months from purchase to sale. Our template lets you model 3, 6, 9, and 12-month scenarios to see how holding period affects your profit.