Fix-Flip Deal Analyzer
Screen a house flip by net profit, ROI, max allowable offer, break-even ARV, holding-cost burn, and a state-aware downside case.
Preliminary screening tool only. Default values are illustrative examples, not offers or repair estimates. State-level tax, insurance, transfer-tax, attorney, and timeline assumptions can vary by county, property, lender, insurer, contractor, and closing agent. Verify every number with local professionals before committing capital. This is not legal, tax, or investment advice.
Example: $200K Texas flip with $40K rehab
A Texas deal bought at $200,000 with a $40,000 rehab budget, $320,000 ARV, 90% loan-to-cost, 11% hard money, 2 points, a 6-month hold, 5% commission, and 2% seller closing costs shows the core underwriting path: profit first, then ROI, max offer, break-even ARV, monthly holding burn, and stress profit.
How the fix-flip calculator works
The analyzer starts with acquisition, rehab, and ARV. It then layers in hard-money loan-to-cost, interest, points, state transfer taxes, attorney requirements, property-tax hold costs, insurance, agent commission, and seller closing costs. The headline result is Net Profit because that is the fastest read on whether the modeled flip clears the bar.
Max Offer is solved two ways: once from your target dollar profit and once from your target ROI. The conservative offer ceiling is the lower of those two outputs. Break-Even ARV shows the resale price where the deal reaches zero profit after all modeled costs.
The stress case applies rehab +20%, ARV -5%, and a longer hold period using the state foreclosure timeline as a local friction proxy. If the stress profit still holds up, the deal has a wider margin of safety.
Fix and flip formulas
- Project Cost = Purchase Price + Rehab Budget
- Loan Amount = Project Cost x Loan-to-Cost
- Holding Burn = Monthly Interest + Monthly Tax + Monthly Insurance
- Sale Proceeds = ARV - Agent Commission - Seller Closing Costs
- Net Profit = Sale Proceeds - All-In Cost
- ROI = Net Profit / Upfront Cash
Analyze flips in your state
Pick a state to load local property-tax, transfer-tax, insurance, attorney-state, and timeline assumptions into the flip model.
Frequently Asked Questions
What is a good profit target for a house flip?
Many flippers screen for a minimum dollar profit and a minimum ROI. A common early filter is at least $30,000 to $50,000 of projected profit plus enough ROI to justify the risk, but the right target depends on deal size, leverage, market liquidity, and execution risk.
What is Max Offer?
Max Offer is the highest purchase price that still clears your target profit or target ROI after rehab, financing, holding costs, selling costs, and state-specific frictional costs. This calculator shows both targets and uses the lower number as the conservative ceiling.
Why does the stress test add state timeline months?
A longer hold period is one of the easiest ways a flip goes sideways. The stress case adds the state foreclosure timeline to the hold period as a rough local risk proxy, then combines it with rehab +20% and ARV -5%.
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