Free calculator. No signup. Trusted by 12,000+ investors.
The fix and flip calculator that tells you the truth in 60 seconds.
ARV, 70% rule, rehab, holding costs, financing, and annualized ROI — one page, no spreadsheets. Upgrade to Pro for saved deals, branded PDF reports, MAO offer math, and a full deal pipeline.
- US markets
- 20
- Deal inputs
- 12
- Pro tools
- 16
Deal inputs
Adjust anything — results update instantly.
The deal
Financing
Holding costs (monthly)
Transaction costs
Projected net profit
$40,920
ROI (cash)
99.1%
Annualized
198.3%
70% Rule check
FailsMax allowable offer at 70% of ARV minus rehab:
$164,500
You're $500 over the rule.
75%
$178,750
70%
$164,500
80%
$193,000
Cost breakdown
- Purchase price
- $165,000
- Rehab budget
- $35,000
- Interest
- $10,350
- Loan points
- $3,600
- Property tax
- $2,280
- Insurance
- $700
- Utilities
- $1,050
- Purchase closing
- $3,300
- Selling costs
- $22,800
- Total project cost
- $244,080
- Cash in deal (down + rehab out-of-pocket)
- $20,000
- Break-even sale price
- $244,080
Like the numbers? Save them.
Save this deal, export a branded PDF, and unlock 16 Pro tools.
Every input, every result — kept in your Pro workspace with side-by-side comparison, MAO offer math, rehab budgets, and lender-ready reports.
The four numbers a good flip has to beat
≥ 20%
Cash-on-cash ROI
≤ 70%
Purchase + rehab vs ARV
≥ $25k
Net profit floor
≤ 6 mo
Holding period
How it works
From listing to signed offer in three steps.
01
Enter the deal
Purchase price, rehab estimate, ARV, financing, and holding period. Twelve fields, no fluff.
02
See the truth
70/75/80 rule pass/fail, net profit, cash-on-cash, annualized ROI, and break-even sale price.
03
Make the offer
Use the MAO calculator to lock a maximum offer, then export a branded PDF for your lender or partner.
Free calculator
A calculator that respects how real flips actually go sideways.
Every real cost, not just purchase + rehab
Loan interest, points, taxes on ARV over the hold, insurance, utilities, closing on both ends. The line items that quietly kill 20-page spreadsheets.
The 70% rule, run against your inputs
Instant pass/fail against 70% — and against 75% and 80% for hotter markets. See exactly how far over or under the rule your offer sits.
Annualized ROI, not just headline profit
$30k on a 4-month flip and $30k on a 9-month flip are not the same deal. We annualize so you can compare across holding periods.
Break-even sale price, plainly stated
The single number that tells you how low your listing price can drop before you're paying to sell — usually the first thing to check when a flip stalls.
FlipRuns Pro — $39/month
The house-flipping workspace investors usually patch together from six apps.
Pro replaces your spreadsheets, Google Docs, receipt shoebox, and Trello board with one focused fix-and-flip workspace. Save every deal, run comps, budget the rehab, generate lender-ready PDFs, and track projects to close.
- Unlimited saved deal analyses
- Branded lender-ready PDF reports
- Side-by-side deal comparison
- Room-by-room rehab budget builder
- Comps and ARV worksheet
- MAO offer calculator
- 70% / 75% / 80% rule checker
- Cash-on-cash and ROI dashboard
- Deal pipeline with status tracking
- Project update log
- Receipt and expense tracker
- Holding-cost and financing scenarios
- Contractor and vendor directory
- Offer letter generator
- Funding source and lender tracker
- Closing checklist and timeline
- Priority email support
$39/month or $348/year (2 months free). Cancel anytime.
What flippers say
Built with working investors, not gurus.
"I stopped buying deals my spreadsheet said were fine. The annualized ROI number alone has saved me two bad flips this year."
"The branded PDF is what closed my last private lender. Cleaner than anything I was making in Excel."
"I run every wholesale lead through FlipRuns before I send the offer. MAO in ten seconds."
Market pages
Local deal math for 20 US markets.
Every market page ships with median ARV, average rehab, property tax, insurance, and a calculator pre-filled with the local numbers. Start from real inputs, not defaults.
OH
Columbus
Median ARV $285k
Run this market →
OH
Cleveland
Median ARV $175k
Run this market →
IN
Indianapolis
Median ARV $260k
Run this market →
MO
Kansas City
Median ARV $310k
Run this market →
TN
Memphis
Median ARV $225k
Run this market →
AL
Birmingham
Median ARV $215k
Run this market →
GA
Atlanta
Median ARV $495k
Run this market →
FL
Jacksonville
Median ARV $395k
Run this market →
Free vs Pro
What you get on each plan.
| Feature | Free | Pro |
|---|---|---|
| ARV, 70% rule & ROI | ✓ | ✓ |
| Rehab, holding & financing costs | ✓ | ✓ |
| 20 pre-filled market pages | ✓ | ✓ |
| Unlimited saved deal analyses | — | ✓ |
| Branded lender-ready PDF reports | — | ✓ |
| Side-by-side deal comparison | — | ✓ |
| MAO offer calculator & offer generator | — | ✓ |
| Rehab budget templates & comps worksheet | — | ✓ |
| Deal pipeline & project update log | — | ✓ |
| Expense, contractor & funding trackers | — | ✓ |
| Priority email support | — | ✓ |
$348/year (2 months free). Cancel anytime.
Field notes
Three posts a week, from actual deals.
Underwriting
The 70% Rule for Fix & Flips (With 3 Real Deal Examples)
The 70% rule is the single most-used shortcut in house flipping. Here's the exact formula, when it works, when it lies to you, and three real deals scored against it.
8 min read
Rehab
How to Estimate a Rehab Budget in Under an Hour
A repeatable rehab-estimation workflow using the $/sqft method, the room-by-room method, and a 15% contingency rule — with a checklist for the walkthrough.
10 min read
Financing
Fix & Flip Financing in 2026: Hard Money, DSCR, and Private Lenders Compared
Hard money rates hit 11.5% in 2026. Here's the full comparison of hard money, DSCR conversion loans, and private capital — plus when to use each.
9 min read
Start with how to underwrite a flip in 15 minutes, then avoid the five beginner flip mistakes that cost $20,000. For the numbers themselves, read how to estimate ARV without an appraiser, how to read comps like an appraiser, real rehab cost per square foot in 2026, and holding costs, the silent killer of flip profits. Choosing a market? Compare Texas, Florida, and Ohio, weigh fix & flip vs BRRRR and hard money vs DSCR vs private money, then browse all 20 market calculators or the 70% rule calculator.
FAQ
Questions flippers actually ask.
Is the fix and flip calculator really free?
Yes. The full underwriting calculator — ARV, rehab, 70% rule, holding costs, financing, and ROI — is free forever with no signup. Pro unlocks saved deals, branded PDF reports, deal comparison, MAO offer math, rehab budget templates, and pipeline tracking.
What is the 70% rule in house flipping?
The 70% rule says your maximum purchase price should be 70% of the after repair value (ARV) minus rehab costs. Example: on a $300,000 ARV with $40,000 rehab, max offer is $170,000. FlipRuns runs the 70%, 75%, and 80% rule against every deal automatically.
How do you calculate ROI on a fix and flip?
ROI on a flip is net profit divided by total cash invested (down payment, rehab, closing, holding costs). We also annualize it so a 4-month flip and a 9-month flip with the same profit aren't treated as equal deals.
What does FlipRuns Pro include?
Pro ($39/mo or $348/yr) includes unlimited saved deal analyses, branded lender-ready PDF reports, side-by-side deal comparison, comps and ARV worksheets, room-by-room rehab budget templates, MAO offer calculator, 70/75/80 rule checker, cash-on-cash and ROI dashboard, deal pipeline, project update log, receipt and expense tracker, contractor directory, offer letter generator, funding source tracker, closing checklist, and priority support.
Do I need to be a licensed investor to use it?
No. FlipRuns is used by new flippers, wholesalers, agents, and full-time investors. If you're evaluating a house to buy, renovate, and resell, the numbers work the same.
Can I cancel Pro anytime?
Yes. One click in your account. You keep Pro until the end of the paid period. No calls, no retention emails.
The next flip that doesn't work is one you underwrote by feel.
Twelve inputs. Sixty seconds. Every number that decides whether the deal is real. Run yours before you sign the contract — or upgrade to Pro and never lose another deal file again.