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Fix & Flip Calculator

Full deal P&L. Enter your numbers to see net profit, margin, and both a 70% rule MAO and an all-in MAO based on actual costs.

Flip Calculator

Purchase + rehab + costs → net profit and margin

Deal inputs

Conservative sold comps, not active listings

$
$
$
mo

Finance + tax + ins + util

$
$

Commission + title + fees. Charlotte typical: 6–8%

%

10–20% buffer on rehab estimate

%

Rule-of-thumb thresholds, adjust to match your criteria

70% is a common starting point

%

Min recommended: $52,500 (greater of $40K or 15% of ARV)

$

Results

Purchase price$200,000
Rehab cost$45,000
Rehab contingency$6,750
Buy-side closing$2,000
Holding costs$11,000
Selling costs$21,000
Total project cost$285,750
Net profit
Strong deal
$64,250
Profit margin: 18.4% of ARV
Min recommended profit: $52,500 (greater of $40K or 15% of ARV)
Maximum Allowable Offer
70% rule MAO$200,000
All-in MAO (target $52,500 profit)$211,750

This calculator is for estimation only. Always verify comps, walk the property, and get contractor bids before making an offer.

How to use the flip calculator

Start with a conservative ARV, use closed comparable sales from the past 90 days within a tight geography, not active listings or optimistic renovated outliers. The ARV drives every other number, so a loose ARV is the most dangerous input.

Key inputs explained

  • After-Repair Value (ARV): What the property will sell for after improvements, based on conservative sold comps. Not the list price of a renovated comparable.
  • Rehab cost: Your best estimate after a walk-through, not a desk estimate. Add a 5–10% contingency for unknowns.
  • Holding period: Time from close of acquisition to close of resale. Include permitting time, build time, and listing/contract time.
  • Monthly holding cost: Finance payment (hard money or private) + property taxes + insurance + utilities. Don't skip utilities, they matter on a vacant property.
  • Selling costs: Commission (typically 5–6%) + title + closing costs. 7.5–9% of ARV is a reasonable planning figure for Charlotte.

70% rule vs. all-in MAO

The 70% rule (ARV × 0.70 − rehab) is a quick screen, not a final answer. Use it to decide whether to keep looking at a deal. Use the all-in MAO for your actual offer, it accounts for closing costs, holding costs, selling costs, and your target profit, not just a rule of thumb.

A deal that passes the 70% rule can still fail if holding costs are high, the rehab runs over, or the market softens before resale. Stress test your assumptions.