Flip Profit Calculator
The numbers most flips fail on are the ones investors don't put in their first spreadsheet — holding cost, agent commissions on exit, and a real rehab range. Plug in your deal and see the 70%-rule check before you make an offer.
Property
3 sold comps within 90 days, ½ mile, similar bed/bath/sqft.
Rehab
Underwrite at the high. Never been to this zip? Add 20%.
Holding period + financing
Tax + insurance + debt service + utilities. CFL avg ~$1,800/mo on a $200K flip.
Closing + exit
Total — typically 2.5% buyer + 2.5% listing in FL.
Survey, photos, staging, misc.
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What's the 70% rule?
Max offer = (ARV × 0.70) − rehab high. The 30% buffer covers profit, holding, closing, commission, and surprises. Below the line = a deal. Above = a wish.
Why holding cost matters
A 6-month flip that becomes a 9-month flip costs you ~$5,500 in CFL. Most spreadsheets show 4. Always underwrite for 6.
Comp rules
Three sold comps within 90 days, half a mile, same bed/bath/sqft. No active listings. If you cannot name 3, you do not have an ARV.
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