Fix & Flip Calculator — Memphis, TN

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

Median ARV: $225,000
Median purchase: $165,000
Avg rehab: $36,000
Days on market: 24 days
Property tax: 1.3%
Insurance / yr: $1,550
Hard money rate: 12%
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

-$15,060

ROI (cash)

-36.6%

Annualized

-73.2%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$121,500

You're $43,500 over the rule.

75%

$132,750

70%

$121,500

80%

$144,000

Cost breakdown

Purchase price: $165,000
Rehab budget: $36,000
Interest: $10,854
Loan points: $3,618
Property tax: $1,463
Insurance: $775
Utilities: $1,050
Purchase closing: $3,300
Selling costs: $18,000
Total project cost: $240,060
Cash in deal (down + rehab out-of-pocket): $20,100
Break-even sale price: $240,060

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What's different about flipping in Memphis

Memphis is a landlord-heavy market, so exit buyers are often other investors — expect BRRRR-style comps, not retail top-dollar sales.

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