Free manual flip analysis tool

The price gap is not your profit.

Put repairs, selling expenses, time and financing into the same calculation. See what remains, then work backward to the purchase-price budget that fits your own profit target.

House flip profit and maximum-offer calculator. No login or data lookup. Review the method.

Start with a hypothetical example. Every number below is editable. The resale price, budget and financing costs are assumptions, not verified market data or a loan quote.

Your numbers stay in this calculator. No address, lookup or signup is needed.

View calculated results

Purchase, resale and your target

Purchase price ($)

The full purchase price, including the portion funded by a loan. Not just your down payment.

Assumed resale price ($)

Your unverified sale-price assumption after repairs. This tool does not retrieve or validate an ARV.

Your target profit before tax ($)

Your chosen dollar target. Used only to solve the purchase-price budget; it is not a recommended return.

Repairs and purchase costs

Repair and renovation budget ($)

Enter your scope and contractor budget, including permits. Keep the separate contingency allowance out of this number.

Additional rehab contingency ($)

A dollar allowance you choose for overruns. Use zero if your repair budget already includes the entire allowance.

Purchase closing costs, excluding financing ($)

Non-financing transaction costs such as title, recording and transfer charges. Exclude purchase price, loan fees, refundable escrow deposits and expenses already in monthly carry.

Selling costs

Selling costs as a percentage of resale (%)

Enter your assumed negotiated percentage charges. No commission rate is prescribed here; 7% is only a hypothetical example.

Additional fixed selling costs ($)

Other selling expenses, concessions or fees not already covered by the percentage above. Count each charge once.

Time and property carrying costs

Months from purchase to resale

Include repairs, marketing and the closing period. Fractional months prorate recurring costs linearly. Zero assumes no recurring carrying costs.

Property costs per month, excluding financing ($)

Taxes, insurance, utilities, HOA and other operating carry for the holding period. Exclude interest and principal; do not duplicate prepaid expenses elsewhere.

Financing costs

Loan fees and other fixed financing costs ($)

Dollar total of origination/points and any known fixed lender or exit fees. Exclude recurring interest below. Use zero for an all-cash model with no finance charges.

Average interest cost per month ($)

Interest expense only, averaged over the modeled months. Exclude loan principal and any interest already counted elsewhere. Use zero for an all-cash model.

Your scenario

Before income tax. Based only on the inputs shown.

Modeled profit before tax

$16,800.00

$8,200.00 below your target.

Purchase-price budget for your target

$141,800.00

The highest purchase price that meets your target with every other assumption held fixed. A budget, not a valuation or suggested offer.

Re-quote closing and financing costs when the purchase price changes. This model does not automatically resize a loan.

Where the money goes

Purchase price: $150,000.00
Repairs + contingency: $40,000.00
Purchase closing costs: $4,500.00
Selling costs (7% + fixed): $16,800.00
Property carry (6 months): $4,500.00
Loan fees + interest: $7,400.00
Total modeled project cost: $223,200.00

$240,000.00 resale − $223,200.00 total cost = $16,800.00 profit.

One more month: $1,650.00 in additional property carry and interest, with the same monthly assumptions. Possible extension fees or price changes are extra.

Total project cost is not cash needed at closing. Loan draws, principal repayment timing, taxes and your equity requirement are not modeled.

The calculation, in full

Other project costs = rehab budget + separate contingency + purchase closing costs + (assumed resale price × selling-cost percentage) + fixed selling costs + (months × monthly property carry) + fixed financing fees + (months × average monthly interest).

Modeled profit before tax = assumed resale price − purchase price − other project costs.

Purchase-price budget for your target = assumed resale price − other project costs − your target profit.

The last equation is sometimes called a maximum allowable offer calculation. Here it is a conditional budget. If it is negative, the target cannot be reached with any nonnegative purchase price under these assumptions.

For the hypothetical example, $240,000 resale minus $150,000 purchase and $73,200 of other costs leaves $16,800 before tax. A $25,000 target leaves a $141,800 purchase-price budget when the other costs stay fixed. Those are illustrative inputs, not a real property or a prediction.

Count the expense once

Purchase price already includes the loan-funded portion. This model subtracts the full acquisition cost. Subtracting principal payments or the loan payoff again would count the same purchase expense twice. Enter borrowing fees and interest instead. This is project profit, not a schedule of cash deposits, draws or distributions.

Separate transaction fees from property carry. Do not paste a whole cash-to-close total into purchase closing costs. Keep financing fees in their own field and exclude refundable escrow balances. If taxes, insurance or interest are prepaid, count the expense for the modeled period once; do not include it both upfront and in the monthly amount.

Keep percentage and fixed selling costs distinct. Enter each fee or concession in one field. Use your own quotes and negotiated costs. The example percentage is not a required or standard commission.

The CFPB Closing Disclosure explainer is a reference for sorting principal, interest, loan fees, prepaids and escrow. Investment-loan arrangements may differ.

The result is only as useful as the assumptions

Resale value needs evidence. Fannie Mae's comparable-sales guidance emphasizes relevant physical and legal characteristics, condition and market area. This manual tool does not retrieve sold records, adjust comps or verify an after-repair value.

Use a documented rehab scope, local fee quotes and a realistic time allowance. The average-interest input simplifies loan draws and amortization. Recheck it if the price, loan balance, term or schedule changes; prepaid minimum interest and extension fees may not move linearly with the number of months.

The model excludes income tax, opportunity cost, rental income during the hold and expenses you have not entered. Change the assumptions to see how delays, a lower resale price or cost overruns affect the result.

Turn the assumptions into questions to verify

Review how sold comparables support a resale assumption, then explore Doormetrics for property screening, shortlisting and valuation review. This free calculator does not save or transfer your inputs.

Explore the flip acquisition workflow to see how a selected property continues into saved analysis and agent outreach.

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