House Flip Profit & Renovation Margin Calculator
Estimate flip profit, ROI, and renovation margins after purchase, rehab, holding, financing, and selling costs.
Key concepts
ARV
After-repair value — the expected market price once renovations are complete.
Holding costs
Monthly costs while you own the property: interest, utilities, insurance, taxes, and vacancies.
What this tool does
Flip margins disappear fast
Purchase discounts and contractor bids look great until selling commissions, unexpected rehab overruns, and months of holding costs stack up. This tool forces the full all-in cost into one profit number.
How to use this tool
Enter acquisition and renovation budgets, financing, hold length, and ARV. Use Scenario B to test a cheaper buy or smaller rehab. Compare ROI and margin before you bid.
Formulas used
Profit = Sale price − (Purchase + Closing + Rehab + Interest + Holding + Selling costs) ROI = Profit / Cash invested
Interest is approximated as simple interest on financed principal over the hold period. Selling costs are a percent of ARV (agent commissions, transfer taxes, concessions).
Worked example
Buy at $220,000, spend $45,000 on rehab, hold 6 months with $800/month costs, finance $150,000 at 10%, and sell at $320,000 with 6% selling costs. The calculator subtracts every friction item and reports profit, margin on sale, ROI on cash, and annualized ROI so short flips are comparable to longer projects.
Decision checklist before you flip
0/5 checked
Tick items as you validate your decision.
Common mistakes
- Underestimating rehab contingency.
- Ignoring months of interest and utilities.
- Using retail ARV without seller concessions.
Methodology on this page
Educational estimate using simple financing interest and fixed holding costs. Not a substitute for contractor bids or local market comps.
Read the full FinTools4U methodology →Frequently asked questions
Does this include capital gains tax?
No. Tax treatment of flips can be ordinary income in many jurisdictions. Consult a tax professional.
What ROI is good for a flip?
It depends on risk, timeline, and capital. Many flippers target strong double-digit project ROI after contingencies — validate locally.
Can I model two rehab budgets?
Yes. Enable Scenario B to change purchase, rehab, or ARV.
Are permits included?
Fold permit and surprise costs into renovation or holding costs for a safer estimate.
Sources & further reading
- CFPB — Buying a home basics — Consumer-facing housing cost considerations.