Fix & Flip Calculator — Charlotte, NC

Pre-filled with 2026 Charlotte numbers so you're underwriting to the local market, not to national averages.

Median ARV: $490,000
Median purchase: $385,000
Avg rehab: $44,000
Days on market: 21 days
Property tax: 0.8%
Insurance / yr: $1,500
Hard money rate: 11.25%
Typical hold: 5–6 months

Deal inputs

Adjust anything — results update instantly.

The deal

After-repair value (ARV)

What the finished home sells for at retail.Purchase price

Rehab budget

Add 15% contingency to your line-item estimate.Holding period

months

Financing

Loan-to-cost

90%

Typical hard money: 85–90% LTC.Interest rate

Loan points

Origination points paid on the loan amount.

Holding costs (monthly)

Property tax

% / yr

Applied to ARV over the holding period.Insurance (annual)

Utilities / month

HOA / month

Transaction costs

Purchase closing costs

% of purchase

Selling costs

% of ARV

Agent commission + closing on the sale.

Projected net profit

-$19,100

ROI (cash)

-22.8%

Annualized

-45.6%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$299,000

You're $86,000 over the rule.

75%

$323,500

70%

$299,000

80%

$348,000

Cost breakdown

Purchase price: $385,000
Rehab budget: $44,000
Interest: $21,718
Loan points: $7,722
Property tax: $1,960
Insurance: $750
Utilities: $1,050
Purchase closing: $7,700
Selling costs: $39,200
Total project cost: $509,100
Cash in deal (down + rehab out-of-pocket): $42,900
Break-even sale price: $509,100

Export deal PDF · Pro →

What's different about flipping in Charlotte

Population growth continues to outrun new-build supply. Retail flips in Plaza Midwood, NoDa, and West End still command a design premium.

Other markets to compare

Columbus, OH

ARV $285k · rehab $35k

→

Cleveland, OH

ARV $175k · rehab $42k

→

Indianapolis, IN

ARV $260k · rehab $32k

→

Kansas City, MO

ARV $310k · rehab $38k

→

Memphis, TN

ARV $225k · rehab $36k

→

Birmingham, AL

ARV $215k · rehab $34k

→