Fix and Flip Calculator
This fix and flip calculator runs purchase, rehab, holding and selling costs against after-repair value. It shows profit and return, not just spread.
By Onias Derilus, Mortgage Capital · NMLS# 1859012 · Last Updated: June 2026
ARV drives everything: an optimistic ARV is the most common reason a Florida flip underperforms. Support it with closed comparable sales, not listings. Estimate only.
A flip earns the spread between after-repair value and every dollar spent getting there. Purchase and rehab are the obvious costs; financing, holding and selling are the ones that quietly consume the margin.
Return on cash matters more than raw profit. A $60,000 profit on $80,000 invested over seven months is a very different outcome from the same profit on $250,000 over eighteen.
These figures are estimates. For neutral, official guidance on mortgage costs and what lenders can charge, see the CFPB's Owning a Home guide.
How to Use This Calculator
- 1
Enter purchase price, rehab budget and a supportable after-repair value.
- 2
Set the hold time honestly, including permitting and listing time, not just construction.
- 3
Enter loan rate, points and loan-to-cost — most Florida lenders fund a percentage of purchase plus rehab.
- 4
Add monthly carrying costs and selling costs, then read profit against return on cash.
The Formula & Assumptions
Loan = (price + rehab)
× loan-to-cost%
Financing = interest
+ points
Profit = ARV − price − rehab
− financing − holding
− selling
Selling costs at 6% to 8% cover agent commission, doc stamps and seller-paid closing items. Florida documentary stamp tax on the deed is a real line and is easy to forget in a first model.
Holding costs run higher in Florida than most states because of insurance on a vacant property under renovation, which is priced differently from a standard homeowners policy. Get that quote before you budget.
The single biggest risk is ARV. Support it with closed sales of genuinely comparable properties in the same submarket within the last few months, and discount for anything your renovation will not fix, such as lot position or a busy road.
Frequently Asked Questions
What profit margin should a Florida flip target?
Many investors want at least 10% to 15% of ARV as profit to absorb surprises. Thinner margins can work on fast, light cosmetic projects, but they leave nothing for a permitting delay or a soft month.
What does loan-to-cost mean?
The share of purchase plus rehab the lender will fund. At 85% loan-to-cost on a $350,000 project, the lender funds $297,500 and you bring the remaining $52,500 plus financing and holding costs.
How do I estimate holding costs?
Add property taxes, vacant-property insurance, utilities, lawn and pool service, and any HOA dues, then multiply by a realistic hold. In Florida the insurance and pool lines are usually larger than first-time flippers expect.
What if the property does not sell on schedule?
Every extra month adds interest and carrying costs and may trigger an extension fee on a hard money loan. Model a longer hold as a sensitivity before you commit, and know your fallback — often refinancing into a DSCR loan and renting it.
Ready to Turn Your Estimate Into a Real Pre-Approval?
Get a personalized rate quote and pre-approval from a licensed Florida mortgage broker, no obligation.
Rates are illustrative only. APR and payments vary by credit score, loan amount, and market conditions. Subject to credit approval. Not a commitment to lend. NMLS# 1859012. Equal Housing Lender.
It calculates the profit left on a flip after purchase, rehab, holding, and selling costs. It works back from the after-repair value rather than forward from the price.
Fix and Flip Calculator in Florida
Permitting timelines vary widely between Florida municipalities, and a slow jurisdiction can add months of holding cost to an otherwise sound deal. Insurance on a vacant property under renovation costs more than a standard policy and is harder to place. Price both before you commit to a purchase.
How the Fix and Flip Calculator Works
The calculator starts at the after-repair value and subtracts selling costs, the loan payoff, rehab, and every month of holding cost. What remains is your profit.
The Fix and Flip Formula, Explained
Profit = after-repair value − purchase − rehab − holding costs − selling costs
Selling costs are the line most often left out. Commission, title, and closing fees commonly take 7% to 9% of the sale price before you see anything.
Holding cost runs every month whether work is happening or not. Interest, taxes, insurance, and utilities continue through permit delays, which is why the timeline drives the result as much as the budget.
The Complete Fix and Flip Calculator Guide
A flip is a construction project with a deadline, not a property purchase. The purchase price matters, but the after-repair value and the time to reach it decide whether there is a profit.
Most flips that lose money lose it on two lines: the rehab budget and the timeline. Both tend to be set optimistically, and both move in the same direction when they move at all.
Model the deal twice. Once on your plan, and once with the rehab 20% over and the timeline two months longer. If it still works, the deal has room. If it does not, you are relying on everything going right.
Fix and Flip Calculator FAQ
What profit margin should a flip target?
Many investors want at least 20% of the after-repair value before financing, so there is room for overruns. Thinner margins can work on fast, cosmetic projects with a reliable crew.
Should I include my own labor as a cost?
If you are doing the work yourself, your time is real even though no invoice arrives. Pricing it tells you whether the project pays better than the next deal would.