House Flip Profit Calculator
Profit and ROI from buy, rehab, sale, and selling costs.
What it does
Flipping math is subtraction with discipline: sale price minus purchase, rehab, and selling costs leaves profit, and profit over all in cost gives ROI. Television skips the selling costs and holding months that decide real deals.
The tool above takes buy price, rehab budget, sale price, and selling cost percent. It returns profit, ROI, and all in cost.
The seventy percent rule screens quickly: pay at most seventy percent of after repair value minus rehab. Deals passing it usually survive the surprises that follow.
Financing reshapes cash returns without moving project profit. Hard money interest and points come from profit after this page, and taxes take another share.
How to use
- Enter the true buy price with fees.
- Enter the rehab budget with contingency inside.
- Enter realistic sale price from sold comps.
- Enter selling costs near 8% and read profit.
Formula
- rehab
- All in renovation with contingency.
- sale x rate
- Commission plus closing on the exit.
- ROI
- Profit share of total cash committed.
Cash ROI differs with leverage: less cash in lifts percent while adding risk. This page shows project level returns.
Worked example
Example: buy 200k, rehab 50k, sell 320k, 8% costs
Purchase 200,000, rehab 50,000, sale 320,000, costs 8%.
- Selling costs: 320,000 x 0.08 = $25,600.
- All in: 200,000 + 50,000 + 25,600 = $275,600.
- Profit: 320,000 - 275,600 = $44,400.
- ROI: 44,400 / 275,600 = 16.11%.
Reference table
| Sale | Costs | Profit | ROI |
|---|---|---|---|
| $280,000 | $272,400 | $7,600 | 2.79% |
| $300,000 | $274,000 | $26,000 | 9.49% |
| $320,000 | $275,600 | $44,400 | 16.11% |
| $350,000 | $278,000 | $72,000 | 25.90% |
Limits
- Project math only. Financing and holding excluded.
- Sale price is a guess until comps close.
- Taxes take a share after profit.
- Overruns break spreadsheet deals regularly.
Common mistakes
- Forgetting selling costs near a tenth.
- Budgeting rehab without contingency.
- Pricing off asking instead of sold comps.
- Ignoring months of holding costs.
- Falling in love with the property.
Try it yourself
Quick checks. Answers sit tucked under each question.
Buy 150k, rehab 40k, sell 250k, 8% costs?
Costs 190,000 + 20,000 = 210,000. Profit $40,000. ROI 19.05%.
Same but sale 230k?
Costs 190,000 + 18,400 = 208,400. Profit $21,600. ROI 10.36%.
Questions
What is the 70% rule?
Pay at most 70% of after repair value minus rehab. It bakes in profit and surprises.
What ROI is good flipping?
Fifteen to twenty percent plus project level suits most pros after all costs.
How much are selling costs?
Near 6 to 10%: agent commission plus title, tax, and fees.
Should beginners flip?
With mentors, margins, and trades lined up. First timers underestimate rehab most.
How are flip taxes treated?
Usually short term gains or business income. Accountants earn their fee here.
What kills flip deals?
Overpaying, rehab overruns, long holds, and softening comps.