Calculator Inputs
Use the responsive grid below. Large screens show three columns, medium screens show two, and mobile screens show one.
Example Data Table
| Item | Example Value |
|---|---|
| Purchase Price | $180,000.00 |
| Rehab Costs | $35,000.00 |
| Buy Closing Costs | $4,500.00 |
| Loan Amount | $150,000.00 |
| Interest Rate / Points | 9.00% / 2.00% |
| Holding Period | 6 months |
| Total Holding Costs | $5,520.00 |
| Expected Resale Price | $285,000.00 |
| Total Selling Costs | $23,650.00 |
| Net Profit | $22,580.00 |
| Profit Margin | 7.92% |
Formula Used
Loan Amount × Loan Points Rate
Loan Amount × Annual Interest Rate × (Holding Months ÷ 12)
(Monthly Tax + Insurance + Utilities + HOA + Other Holding) × Holding Months
(Resale Price × Agent Commission Rate) + (Resale Price × Seller Closing Rate) + Staging and Marketing + Other Selling Costs
Acquisition Cost + Rehab + Contingency + Loan Points + Interest + Holding Cost + Selling Costs
Expected Resale Price − Total Project Cost
(Net Profit ÷ Expected Resale Price) × 100
Fixed Break-Even Costs ÷ (1 − Variable Selling Rate)
How to Use This Calculator
- Enter the purchase price and all acquisition expenses.
- Add renovation costs and a contingency reserve.
- Input financing terms, including loan amount, points, and annual interest rate.
- Enter the expected holding period and monthly carrying costs.
- Add exit assumptions, including resale price, commission, and seller closing costs.
- Click the calculate button to see margin, profit, ROI, break-even price, and the chart.
- Use the export buttons after calculation to save a CSV or PDF summary.
Frequently Asked Questions
1. What does flip profit margin measure?
It measures the share of your resale price that remains as net profit after purchase, rehab, financing, holding, and selling costs are deducted.
2. Why is profit margin different from ROI?
Profit margin compares profit with the sale price. ROI compares profit with the cash you invested. They answer different performance questions.
3. Should I include a contingency reserve?
Yes. Unexpected repairs, permit changes, and timeline delays are common in flips. A contingency amount prevents your estimate from looking stronger than reality.
4. What costs belong in holding expenses?
Typical holding costs include property taxes, insurance, utilities, HOA charges, lawn care, security, storage, and other recurring expenses during ownership.
5. Does this calculator include financing costs?
Yes. It estimates loan points and simple interest based on your loan amount, annual rate, and holding period entered in months.
6. What is the break-even sale price?
It is the minimum resale price needed to recover fixed project costs after accounting for variable selling costs such as commissions.
7. Why can loan payoff coverage be important?
It shows how much money remains after sale costs and loan principal are covered. Negative coverage can signal refinancing or cash shortage risk.
8. Can I use this for scenario testing?
Yes. Change the resale price, hold time, rehab budget, or financing terms to compare conservative, expected, and aggressive deal outcomes.