House Flip Profit Calculator (with the 70% Rule)
Enter a deal and see your estimated profit, cash needed, return on cash and the 70% rule maximum offer, plus a plain-English verdict. Every number below is an editable example; replace it with your own quotes.
How the math works
- Loan = (purchase + rehab) × loan %. Interest is interest-only: loan × rate ÷ 12 × months. Points = loan × points %.
- Total project cost = purchase + rehab + buying closing costs + points + interest + monthly holding × months + selling costs (ARV × selling %).
- Profit = ARV − total project cost. Cash needed = everything you pay before the sale minus the loan.
- 70% rule: maximum offer = ARV × 70% − rehab. It's a quick screening rule of thumb, not a guarantee; it leaves room for holding, selling costs and profit.
- Verdict: "Strong" if the price is at or under the 70% max and profit is at least 10% of ARV; "Marginal" if profit is positive but one test fails; "Pass" if profit is zero or negative. These thresholds are our rules of thumb; set your own.
Estimates only, not financial advice. Get real contractor bids, lender terms and comps before you offer.