Fix & Flip Calculator — Dallas, TX

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

Median ARV: $505,000
Median purchase: $395,000
Avg rehab: $48,000
Days on market: 24 days
Property tax: 2.1%
Insurance / yr: $2,300
Hard money rate: 11.5%
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

-$24,702

ROI (cash)

-27.3%

Annualized

-54.5%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$305,500

You're $89,500 over the rule.

75%

$330,750

70%

$305,500

80%

$356,000

Cost breakdown

Purchase price: $395,000
Rehab budget: $48,000
Interest: $22,925
Loan points: $7,974
Property tax: $5,303
Insurance: $1,150
Utilities: $1,050
Purchase closing: $7,900
Selling costs: $40,400
Total project cost: $529,702
Cash in deal (down + rehab out-of-pocket): $44,300
Break-even sale price: $529,702

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What's different about flipping in Dallas

DFW appreciation has flattened after the 2020–22 surge. Retail flips still work, but wholesale margins compress fast if you overpay by even 3%.

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