Investor tools
Fix and Flip Profit Calculator
See what a flip could earn, how much cash it could take and the most you might pay for the property.
- Estimates net profit, return on cash and total cash in
- Finds a max offer from ARV and your rule of thumb
- Compares Dutch and non-Dutch interest
Your estimate
Enter at least the purchase price, ARV and months to see results.
Net profit
Max offer
Return on cash
Total cash in
| Loan amount | |
|---|---|
| Cash at closing | |
| Rehab you pay in cash | |
| Transfer and recordation tax | |
| Interest | |
| Points | |
| Holding costs | |
| Selling costs | |
| Total cash in | |
| Net profit | |
| Return on cash | |
| Simple annualized return | |
| Break-even ARV | |
| Profit if it runs 2 months long |
Estimates only. Not financial, tax or legal advice, not a loan offer or commitment to lend, and not a guarantee of results. Rates and costs shown are examples or numbers you entered, not Beltway Lending's rates or terms. Actual terms depend on the property, the borrower and the loan program.
- Max offer = ARV x rule % - rehab budget. A quick screen, not an appraisal.
- Loan amount = purchase price x share of purchase financed + rehab x share of rehab financed.
- Interest on the full loan (Dutch) = loan x yearly rate / 12 x months.
- Interest only on funds drawn (non-Dutch) = purchase part of the loan x yearly rate / 12 x months, plus the rehab part x yearly rate / 12 x months x 1/2. This assumes rehab money is drawn evenly over the project, so about half of it is out on average. Real draw timing changes this.
- Points = loan x points %.
- Transfer and recordation tax = purchase price x the % you enter.
- Holding costs = monthly holding costs x months.
- Selling costs = ARV x commission % + other selling costs.
- Net profit = ARV - purchase - rehab - closing costs - transfer tax - interest - points - holding - selling costs.
- Cash at closing = purchase price - purchase part of the loan + closing costs + transfer tax + points.
- Total cash in = (purchase + rehab - loan) + closing costs + transfer tax + points + interest + holding costs. Selling costs are paid from the sale, so they are not counted here.
- Return on cash = net profit / total cash in. Simple annualized = return on cash x 12 / months (not compounded).
- Break-even ARV = (all costs that do not depend on the sale price) / (1 - commission %). Selling at this price leaves about $0 profit.
- Profit if it runs 2 months long = net profit - 2 x (one month of interest on the full loan + monthly holding costs). By then the rehab money is usually fully drawn, so both interest methods use the full loan.
Not included: income taxes, extra rehab overruns, extension fees, lender fees beyond what you put in closing costs, and any change in ARV.
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