Fix & Flip Calculator — Raleigh, NC

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

Median ARV: $535,000
Median purchase: $425,000
Avg rehab: $46,000
Days on market: 19 days
Property tax: 0.9%
Insurance / yr: $1,400
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

-$23,780

ROI (cash)

-25.8%

Annualized

-51.7%

70% Rule check

Fails

Max allowable offer at 70% of ARV minus rehab:

$328,500

You're $96,500 over the rule.

75%

$355,250

70%

$328,500

80%

$382,000

Cost breakdown

Purchase price: $425,000
Rehab budget: $46,000
Interest: $23,844
Loan points: $8,478
Property tax: $2,408
Insurance: $700
Utilities: $1,050
Purchase closing: $8,500
Selling costs: $42,800
Total project cost: $558,780
Cash in deal (down + rehab out-of-pocket): $47,100
Break-even sale price: $558,780

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What's different about flipping in Raleigh

Research Triangle jobs create consistent owner-occupant demand — the shortest average days-on-market in this list.

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