FIX & FLIP CALCULATOR

Analyze Your Next
Investment

Make high-stakes decisions with institutional precision. Accurately stress-test acquisition pricing, rehab budgets, holding overhead, and projected net profit before submitting your offer.

Instant deal metrics · 100% free tool · Real-time ROI modeling

PROJECT UNDERWRITING ENGINE

Precision Inputs

Enter your deal assumptions across all five project phases. High-precision variables generate institutional-grade underwriting instantly.

Phase 1: Acquisition Capital

Define entry valuation, contract basis, and closing settlement parameters.

Phase 01 / 05
$
Agreed purchase contract amount
$
After Repair Value based on comps
%
Typical range: 1.5% - 3.0% of purchase
$
Enter $0 if sourced directly

Phase 2: Renovation Scope

Structure scope-of-work, contractor bids, and capital risk reserves.

Phase 02 / 05
$
Total contractor bid & material total
%
Recommended buffer: 10% - 15%
$
City filings, structural plans, fees
Months
Active construction schedule

Phase 3: Debt & Leverage

Calculate leverage ratios, points, and monthly interest carrying costs.

Phase 03 / 05
%
Max percentage funded by hard money
%
Interest-only monthly payment basis
%
Assessed on total funded loan balance
$
Appraisal, legal, and draw fees

Phase 4: Holding Carry Costs

Account for recurring operational carry costs throughout project lifecycle.

Phase 04 / 05
$
Estimated monthly county assessment
$
Special hazard & liability policy
$
Active job site utility servicing
$
Monthly HOA dues and surveillance

Phase 5: Exit & Disposition

Finalize broker commissions, buyer concessions, and closing disbursements.

Phase 05 / 05
%
Standard 5% - 6% total brokerage split
%
Doc stamps, title insurance, attorney
$
Luxury physical staging & video tour
$
Inspection remedy and rate buydown
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REAL-TIME MODEL OUTPUT

Deal Viability Dashboard

Instant underwriting summary generated from acquisition, rehab contingency, and projected disposition values.

Deal Status: Profitable
LIVE APPRAISAL
Estimated Net Profit
$142,500
Net Margin: 20.35% on ARV
Project ROI
25.56%
Cash-on-Cash Basis
Maximum Allowable Offer
$447,500
70% Standard Rule Baseline
Cash Required
$148,200
Down Payment + Capital Reserves
Break-Even Price
$557,500
Total Capital Outlay Floor
Cost vs. ARV Breakdown Projected ARV: $700,000
Total Outlay: $557,500 (79.6%) Gross Margin: $142,500 (20.4%)
Purchase Price
$450,000
Estimated Renovation
$85,000
Holding, Closing & Financing
$22,500
Projected Net Return
+$142,500
* Disclaimer: Modeled outcomes are estimates based on standard underwriting heuristics. Actual renovation overages, holding durations, and appraisal fluctuations will impact realized returns.
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UNDERWRITING METHODOLOGY

Mastering The Numbers

A disciplined real estate flip is won before demolition starts. Understanding how each variable impacts capital allocation prevents costly margin compression.

The Four Core Pillars of Deal Underwriting

01. AFTER REPAIR VALUE (ARV)

The projected terminal exit price based strictly on closed comparable sales within a 0.5-mile radius over the last 90-180 days. Never calculate ARV using active listings or unverified price-per-square-foot averages.

02. ACQUISITION & TRANSACTION FRICTION

Includes purchase price, title insurance, escrow fees, origination points, and transfer taxes. Transaction costs occur on both the buy and sell sides, typically absorbing 7% to 10% of total project capital.

03. REHAB BUDGET & CONTINGENCY BUFFER

Itemized material and labor quotes broken down by trade. Institutional operators always reserve a mandatory 15% to 20% contingency line item above base contractor bids to absorb hidden structural or mechanical surprises.

04. HOLDING COSTS & CAPITAL EXPENSE

Every calendar day in renovation accumulates cost: hard money interest accrual, builder risk insurance premiums, municipal permits, utilities, and HOA dues. Time slippage directly erodes return on equity.

QUICK SCREENING FORMULA

The 70% Rule Explained

Real estate investors use this classic benchmark to rapidly determine the Maximum Allowable Offer (MAO) before performing deep-dive pro forma analysis:

MAO = (ARV × 70%) - Estimated Rehab

Example: For a property with a target $600,000 ARV needing $80,000 in renovations:

($600,000 × 0.70) - $80,000 = $340,000 MAO

Screening Notice: The 70% rule is an initial triage filter, not a substitute for granular line-item modeling. In competitive tier-1 coastal markets, margins frequently adjust to 75-80%, while high-risk rural assets may require 65%.

PRIVATE ADVISORY

Discuss Your Strategy

Numbers in a model establish viability, but structured execution secures margin. Submit your prospective asset details for a 1-on-1 underwriting review, capital stack alignment, and risk-adjusted exit strategy directly with Aziz.

  • Direct underwriting assessment within 24 business hours
  • Off-market contract structuring and margin verification
  • Institutional-grade debt and equity stack advisory
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