Fix & Flip Calculator — Nashville, TN

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

Median ARV: $555,000
Median purchase: $445,000
Avg rehab: $50,000
Days on market: 26 days
Property tax: 0.7%
Insurance / yr: $1,600
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

-$31,062

ROI (cash)

-32.3%

Annualized

-64.6%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$338,500

You're $106,500 over the rule.

75%

$366,250

70%

$338,500

80%

$394,000

Cost breakdown

Purchase price: $445,000
Rehab budget: $50,000
Interest: $25,059
Loan points: $8,910
Property tax: $1,942
Insurance: $800
Utilities: $1,050
Purchase closing: $8,900
Selling costs: $44,400
Total project cost: $586,062
Cash in deal (down + rehab out-of-pocket): $49,500
Break-even sale price: $586,062

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What's different about flipping in Nashville

Nashville rehab budgets skew high because buyers expect designer finishes. Underbudget on cabinets or lighting and your flip sits.

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