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Fix and flip calculator
Flip profit is the sale price of the finished house minus everything you spent: the purchase price, the repairs, the money it cost to hold the house, and the cost of selling it.
Net profit
$0
Selling costs $0
Return on investment
—
Fill in the costs
Break-even sale price: —
The formula
- Total cost = purchase price + repairs + holding costs + selling costs
- Selling costs = sale price x (commission % + closing cost %)
- Net profit = sale price - total cost
- Return on investment = net profit / (purchase price + repairs + holding costs)
- Break-even sale price = (purchase price + repairs + holding costs) / (1 - selling cost %)
A worked example
- Purchase price
- $145,000
- Repairs
- $30,000
- Holding costs (6 months)
- $7,500
- Sale price (ARV)
- $250,000
- Commission + closing
- 8%
Selling costs = 250,000 x 8% = $20,000. Total cost = 145,000 + 30,000 + 7,500 + 20,000 = $202,500. Net profit = 250,000 - 202,500 = $47,500, a 26% return on the $182,500 invested. Break-even sale price = 182,500 / 0.92 = about $198,370 — sell for less and the flip loses money.
What this number does not tell you
When a flip does not clear your profit goal, the deal is not always dead — the exit is wrong. The Retail Buyer Profits calculator compares the retail-buyer exit against the wholesale exit on the same house and tells you which one pays, and what to offer.
Run the full analysis freeLooking for a full wholesaling real estate calculator?
This page answers one question. The free wholesaling real estate calculator runs the entire deal: sold comps, repairs by condition, realtor commissions, seller concessions, closing costs and your own profit goal. It doubles as a retail buyer profit calculator, because it prices the house for a retail buyer using FHA, VA, USDA or conventional financing and shows that exit beside the wholesale exit on the same property — so you can see which one actually pays, and the highest price you can offer either way.
New to the retail exit? Read how wholesaling to retail buyers works — the method, the formulas and real student numbers, in plain text.
Common questions
How do you calculate profit on a house flip?
Subtract every cost from the sale price: purchase price, repairs, holding costs (loan interest, taxes, insurance, utilities) and selling costs (agent commissions, closing costs, concessions).
What is a good profit on a flip?
Most experienced flippers want at least $25,000 to $35,000 of net profit, or roughly 10% to 20% of after repair value, because that margin absorbs a repair surprise or a slow sale.
What holding costs do people forget?
Loan interest and points, property taxes, insurance, utilities while the house sits empty, lawn and snow service, and the extra month or two the sale always takes.
What if the flip numbers do not work?
That is usually the point where a deal gets thrown away when it should be re-run as a retail sale — selling to an owner-occupant with financing instead of a cash investor often supports a higher price.
Is there a free wholesaling real estate calculator?
Yes. Every calculator on rbpcalculator.com is free and needs no login. This page handles one part of the math; the full wholesaling real estate calculator at /calculator runs the whole deal — comps, repairs, commissions, concessions, closing costs and your profit goal — and returns your maximum allowable offer with a green, yellow or red signal.
What is a retail buyer profit calculator?
A retail buyer profit calculator underwrites the house to a retail exit: selling the finished property to an owner-occupant using FHA, VA, USDA or conventional financing instead of a cash investor. Because that buyer pays close to full market value, it usually supports paying the seller far more than the 70% rule allows while you still clear your fee. The Retail Buyer Profit (RBP) calculator runs that comparison free at /calculator.