Free House Flipping Calculator
Estimate profits, check the 70% rule, and analyze wholesale deals in seconds. A practical first-pass tool for real estate investors triaging off-market inventory.
First pass only. This is a quick screen—not final underwriting. Verify all numbers with your own diligence.
- Add a purchase price to estimate profit and spreads.
- Add an ARV to estimate resale-based outputs.
Acquisition
Listings often omit this—add your own scope.
Costs & Assumptions
Default 2% — title, fees, and your buying-side assumptions.
Default 8% — commissions, transfer, and selling-side items.
Optional: carry, interest, utilities—your estimate.
Often 70%: (ARV × rule) − repairs. Editable for your market.
Independent verification of fees, title, and debt is on you.
By using this calculator you agree it is educational. Confirm taxes, liens, fees, and exit pricing independently.
How the math works
Flip / Wholesale Analysis
Buying costs are applied as a percentage of your purchase price (default 2%, editable). These include title insurance, inspections, lender fees, and closing costs.
Selling costs are a percentage of ARV (default 8%, editable). This covers realtor commissions, staging, photography, and seller closing costs.
Total project cost adds purchase price, buying costs, your repair budget, and any holding/finance charges you enter.
Net sale proceeds start from ARV and back out selling costs.Estimated net profit is net sale proceeds minus total project cost.
70% Rule Line = (ARV × your rule %) − repairs. This is a conservative ceiling to help you avoid overpaying. Margin and ROI are shown so you can separate "headline" from "on my dollar."
Key concepts
ARV (After Repair Value)
The realistic resale value after your renovation scope, not the current list price. For a deeper dive, read what ARV is in real estate.
Gross Spread
ARV minus purchase price. It is not profit—it is the rough financial gap before you pay to buy, fix, hold, and sell the property.
70% Rule
A conservative screening formula: (ARV × 70%) − Repairs. When to use 65%, 70%, or 75% depends on your market and risk tolerance. See the 70% rule guide.
Estimated Net Profit
The calculator's read after subtracting buying costs, repairs, holding costs, and selling costs from gross spread. Still pre-tax and pre-your time.
Maximum Allowable Offer (MAO)
The highest acquisition price that still leaves room for your target profit. MAO depends on ARV, repairs, holding timeline, and your minimum return threshold.
Wholesale Fee
The assignment fee a wholesaler earns by connecting a seller with an end buyer. The fee must fit within the spread between the wholesale price and the end buyer's MAO.
Frequently asked questions
1What is the 70% rule in house flipping?
The 70% rule is a quick screening guideline used by real estate investors. It suggests you should pay no more than 70% of the after-repair value (ARV) minus repair costs. This leaves room for profit, holding costs, and unexpected expenses. In competitive markets, investors may adjust this to 65% or 75% depending on risk tolerance.
2How do I calculate gross spread on a flip?
Gross spread is simply the ARV minus your purchase price. It shows the total 'air' in the deal before any costs. For example, if a property's ARV is $300,000 and you can buy it for $200,000, the gross spread is $100,000. This is not profit—it is the gap you have to work with before paying for repairs, holding, and selling costs.
3What costs should I include in a flip analysis?
A complete flip analysis includes: purchase price, buying costs (title, inspection, closing—typically 1-3% of purchase), repair costs, holding costs (utilities, insurance, property taxes, financing), and selling costs (realtor commissions, closing costs, staging—typically 5-10% of ARV). Our calculator lets you customize all of these percentages.
4Is the 70% rule line my actual offer?
No. The 70% rule line is a conservative screening ceiling, not a formal offer. Your actual offer depends on title condition, repair scope accuracy, market velocity, your exit strategy, and negotiation. Use the 70% rule to quickly filter deals—then dig deeper before making an offer.
5How do I estimate repair costs for a flip?
Start with a scope of work: walk the property with a contractor or use a repair estimator tool. Common categories include roofing, HVAC, plumbing, electrical, flooring, kitchens, bathrooms, painting, and landscaping. Light cosmetic flips might cost $15-25/sq ft, while full gut renovations can run $50-100+/sq ft depending on your market.
6What is a good profit margin for house flipping?
Most experienced flippers aim for a minimum net profit of $25,000-$30,000 per deal or 15-20% of the ARV. Smaller margins increase risk—one unexpected repair or a delayed sale can erase profits. Use this calculator to stress-test your numbers before committing.
7Can I use this calculator for wholesale deals?
Yes. Wholesale deals use the same math as flips—you are just assigning the contract instead of closing and renovating. Input the wholesale price as the purchase price, estimate the end buyer's repair costs, and see what assignment fee the deal supports. Many wholesalers use the 70% rule to show end buyers the deal is viable.
8What is MAO (Maximum Allowable Offer)?
MAO is the highest price you can pay for a property and still hit your profit target. It is calculated as: (ARV × Your Rule %) − Repairs − Desired Profit. Our calculator shows the 70% rule line as a quick MAO proxy, but you should adjust for your specific market and risk tolerance.
9How do holding costs affect my flip profit?
Holding costs eat into profit every month you own the property. These include loan payments (or opportunity cost of cash), property taxes, insurance, utilities, and maintenance. A 6-month hold with $2,000/month in carrying costs reduces profit by $12,000. Speed matters in flipping—factor realistic timelines into your analysis.
10Is this calculator a substitute for professional advice?
No. OffMarket Deck provides this calculator as an educational screening tool. Always verify repair estimates with licensed contractors, title conditions with a title company, and tax implications with a CPA before making investment decisions.
Ready to find flip deals?
Put these numbers to work on real off-market inventory.