Fix & Flip Calculator — Philadelphia, PA

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

Median ARV: $320,000
Median purchase: $235,000
Avg rehab: $55,000
Days on market: 32 days
Property tax: 1%
Insurance / yr: $1,800
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

-$24,730

ROI (cash)

-42.5%

Annualized

-85.1%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$169,000

You're $66,000 over the rule.

75%

$185,000

70%

$169,000

80%

$201,000

Cost breakdown

Purchase price: $235,000
Rehab budget: $55,000
Interest: $15,660
Loan points: $5,220
Property tax: $1,600
Insurance: $900
Utilities: $1,050
Purchase closing: $4,700
Selling costs: $25,600
Total project cost: $344,730
Cash in deal (down + rehab out-of-pocket): $29,000
Break-even sale price: $344,730

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What's different about flipping in Philadelphia

Philly rowhomes look like easy flips on paper — party walls, permitting delays, and L&I inspections mean the real rehab timeline is 4–6 months, not 2.

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