ARV & Fix-and-Flip Calculator
Calculate your max offer price using the 70% rule, all-in cost breakdown, and projected profit on any flip deal.
🏚️ Property & Repairs
Estimated market value after all repairs
💸 Holding & Closing Costs
Taxes, insurance, utilities
Agent commissions + fees
Hard money points, origination fees, interest paid
Fails 70% Rule — $0 over max offer
70% Rule max offer: $200,000 | Your offer: $200,000
Profit Summary
Net Profit
$62,800
ROI
24.2%
Annualized ROI
48.5%
All-In Cost
$259,200
Full Cost Breakdown
70% Rule at a Glance
70% Rule Max Offer
$200,000
$350,000 × 0.70 − repairs
65% Rule Max Offer
$182,500
$350,000 × 0.65 − repairs
(conservative / higher profit target)
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Fix-and-Flip FAQs
What is the 70% rule in real estate?
The 70% rule states that a fix-and-flip investor should pay no more than 70% of the After-Repair Value (ARV) minus the estimated repair costs. Formula: Max Offer = ARV × 0.70 − Repairs. The 30% buffer covers closing costs on both sides, holding costs, financing, and leaves room for profit. Many experienced flippers use 65% in competitive markets or when dealing with uncertain rehab scopes.
What is ARV (After-Repair Value)?
ARV is the estimated market value of the property after all repairs and renovations are complete. It's based on comparable sales (comps) of similar properties in similar condition. ARV is the foundation of every flip deal — if your ARV estimate is too high, every other number in your deal is wrong. Always get ARV from multiple sold comps within 0.5 miles, same bed/bath count, sold within 90 days.
What should I include in holding costs?
Monthly holding costs include: property taxes (prorated), homeowner's insurance, utilities (electric, water, gas for the property), loan interest on a hard money loan (if applicable), and any HOA fees. A rough rule of thumb for vacant properties is $800–$2,000/month depending on market and property size. The longer the hold, the more this eats into profit.
What is a typical sell-side closing cost percentage?
Sell-side closing costs typically run 7–10% of the sale price, breaking down as: 5–6% real estate agent commissions (both sides), 1–2% transfer taxes and title fees, 0.5–1% miscellaneous (escrow, attorney, etc.). Always budget at least 8% unless you're selling without an agent. This is one of the most commonly underestimated costs for new flippers.
What ROI should I target on a fix-and-flip?
Most experienced flippers target a minimum net profit of $25,000–$30,000 or 15–20% ROI on total investment. Annualized ROI matters more than deal ROI — a 20% ROI on a 6-month flip annualizes to 40%, which is excellent. Factor in your cost of capital (hard money at 10–12% annualized) when evaluating deals.