REDOSFree House Flipping Calculator
Net profit, ROI, holding costs, and the most you can safely offer — in 60 seconds. Free. No login.
Your flip
Financing & timeline
That's 23.0% of the ARV.
Exceptional deal — move fast.
Net profit is 23.0% of ARV — strong margin.
Where the money goes
You don't just need the numbers. You need to know what to fix.
Free calculators hand you a spreadsheet. REDOS reads your deal and tells you exactly where it's weak — and how to save it.
Pull 3 recent sold comps that match your ARV finish level — the whole deal rides on that number being real.
Shown instantly on this page. No spam — unsubscribe anytime.
Like it? The full REDOS analyzer — unlimited deals, Deal Coach, save & compare — is one lifetime price. No $20/month forever. See the lifetime deal →
How to calculate profit on a house flip
Flip profit isn't sale price minus purchase price. The costs that eat flips are the ones beginners leave out: loan points, holding costs while you renovate, and the realtor and title fees at the sale. This calculator includes all of them, then works backwards to tell you the highest price you could pay and still hit your target profit.
- 1
Start with the ARV
What the property realistically sells for once renovated. Pull three recent sold comps that match your finish level — the entire deal rides on this number being real.
- 2
Subtract the real costs
Purchase, rehab, loan points and origination, holding costs for every month you own it, then realtor and title at the sale.
- 3
Apply the 70% rule
Many flippers cap their all-in cost at 70% of ARV. It's a fast sanity check that leaves room for surprises.
- 4
Work backwards to your offer
Set the profit you want, and the calculator shows the maximum purchase price that still delivers it. That's your walk-away number.
The most useful output here isn't the profit — it's the max offer. Knowing your walk-away number before you negotiate is what stops you from talking yourself into a thin deal because you already fell in love with the house.
Frequently asked questions
What is the 70% rule in house flipping?
The 70% rule says you shouldn't pay more than 70% of a property's after-repair value minus the rehab cost. On a $300,000 ARV with $40,000 of rehab, that's (300,000 × 0.70) − 40,000 = $170,000. It's a quick screen, not a substitute for running the full numbers.
How much profit should I make on a flip?
Most flippers target 10–15% of the ARV as net profit, which is enough cushion to survive a rehab overrun or a slower sale. Below about 10% you're taking real risk for thin margin.
What costs do people forget on a flip?
Holding costs (interest, taxes, insurance, utilities for every month you own it), loan points, and the roughly 6–8% of the sale price that goes to realtor commission and title. Together they routinely add up to more than the rehab overrun people fear.
Is this house flipping calculator free?
Yes — free, no login, no credit card. Enter your numbers and get the full breakdown instantly.
From the blog
Whose number is that
How to work out ARV from comps, and the four adjustments that change the answer
An after-repair value is an opinion with arithmetic attached. Here is how to build one you could defend, and the adjustments that move it most.
Run the numbers
BRRRR only works if the appraisal does, and that is the one number you do not control
Every BRRRR model is a bet on a figure a stranger writes months from now. Here is what the refinance actually pays out, and the four things that shrink it between offer and closing.
Whose number is that
DSCR, what the lender actually computes, and why it is not the number you calculated
You and your lender can run the same ratio on the same property and land in different places. The difference is which rent, which expenses and which payment each of you used.