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Fix & Flip

Fix & Flip ROI Calculator

Projected profit and ROI on a flip, including the holding costs and selling costs that quietly eat deals.

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Holding costs

What the property bleeds every month you own it. Each line switches between /mo, /yr, and a total for the whole hold; we convert it and multiply by the hold length. Blank skips it.

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Financing: hard money

Interest is interest-only on the drawn balance; points are paid upfront. Set the loan to $0 for an all-cash flip.

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Selling costs come off the resale; every other line is money in. ROI is net profit ÷ the cash you actually invest (all-in − loan). Capital-gains taxes and rehab surprises still come out of this profit in real life.

Projected net profit after holding, financing & selling
Sale side
Resale price (ARV)–
− Selling costs–
Net sale proceeds–
All-in cost (cash basis)
Purchase–
Rehab–
Rehab contingency–
Buying closing costs–
Holding tax, ins, utilities, HOA–
Financing interest carry + points–
All-in cost–
Result
Net profit–
Cash invested all-in − loan–
ROI cash-on-cash–
Annualized ROI ROI × 12 ÷ months–
Break-even resale net profit = $0–
How the hold length eats the deal

The cost of every extra month you hold.

HoldNet profitAnnualized ROI
What if the resale is different?

Same deal, recomputed at nearby resale prices. Your current ARV is highlighted; look hard at the downside rows.

Resale priceNet profitROI
Market negotiation & exit-risk context optional

Your ARV, repair costs, carrying costs, and profit requirement above are your own deal assumptions and stay exactly as entered. Selecting a market adds a read on negotiating room and exit liquidity beside them, never a new input to the math.

Next step

Keeping it instead? Run it through the rental cash flow calculator or the BRRRR calculator, or browse all the calculators.

Related tools: 70% Rule / Max Offer · Home Affordability · Refinance Break-Even · all calculators
Market data: 2,300+ rental market grades · Best cash-flow rental markets 2026

Common questions

How do I calculate profit on a flip?

Net sale proceeds (resale minus selling costs) minus everything you put in: purchase, rehab, a rehab contingency, buying closing costs, every month of holding costs, and, if you finance, the hard-money interest carry and points. The complete-cost ledger here shows that subtraction filled in with your numbers, so no holding, interest, or selling line is ever left out of “profit”.

Is ROI here cash-on-cash, and why show annualized ROI?

ROI is net profit ÷ the cash you actually invest (all-in cost minus the hard-money loan), so it is leveraged cash-on-cash. Hard money lifts ROI by shrinking the cash in, but its points and interest reduce the profit on top. Annualized ROI is ROI × 12 ÷ months held: a 27% return in six months annualizes near 54%, which is what makes flips comparable to other uses of the same money. Annualizing also stops a short hold from flattering itself: a slow flip simply can’t be repeated as often.

What do holding costs and the interest carry include?

Holding is everything the property bleeds each month you own it: property taxes, insurance (often a pricier vacant/builder’s-risk policy), owner-paid utilities during the rehab, and HOA. On top of that, hard money charges interest-only on the drawn balance: loan × rate ÷ 12 each month. The calculator totals a cost-per-day so you can see that every extra month, and every delay, is real money off the profit.

What is the 70% rule (MAO)?

A quick screen for the maximum allowable offer: pay no more than ARV × 70% − rehab (the 70% is adjustable here). It’s a starting filter, not underwriting; this calculator computes the actual profit, ROI, and break-even resale instead, which is what the 70% rule is only trying to approximate. The tool flags when your purchase price breaks the rule.

Why does the hold length matter so much?

Holding costs and hard-money interest accrue every single day you own the property, while the resale price does not improve just because you held longer. The hold-length view shows profit and annualized ROI decaying as the timeline stretches from four to twelve months, which is why a fast, realistic timeline usually beats an optimistic ARV.