Fix & Flip Calculator — Las Vegas, NV

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

Median ARV: $525,000
Median purchase: $420,000
Avg rehab: $44,000
Days on market: 34 days
Property tax: 0.6%
Insurance / yr: $1,200
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

-$24,989

ROI (cash)

-27.6%

Annualized

-55.3%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$323,500

You're $96,500 over the rule.

75%

$349,750

70%

$323,500

80%

$376,000

Cost breakdown

Purchase price: $420,000
Rehab budget: $44,000
Interest: $24,012
Loan points: $8,352
Property tax: $1,575
Insurance: $600
Utilities: $1,050
Purchase closing: $8,400
Selling costs: $42,000
Total project cost: $549,989
Cash in deal (down + rehab out-of-pocket): $46,400
Break-even sale price: $549,989

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What's different about flipping in Las Vegas

Vegas retail flips depend heavily on gaming/hospitality employment. When Strip layoffs happen, exit velocity collapses within 60 days.

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