Flipping & Projects · Formula v1.0.0
House Flipping Calculator
Full flip profit model: acquisition, rehab, holding and financing costs against resale, with ROI, margin and break-even resale price.
Estimated net profit
$13,550
ROI 3.93% · Margin 3.52%
- Purchase price
- $250,000
- Buying closing costs
- $7,500
- Renovation budget
- $55,000
- Holding costs
- $14,000
- Financing costs
- $18,000
- Total project cost
- $344,500
- Estimated resale value
- $385,000
- Selling costs
- -$26,950 (7.0%)
- Gross profit (before holding/financing/selling)Resale − purchase − renovation
- $80,000
- Estimated net profit
- $13,550
- ROI on project costNet profit ÷ total project cost
- 3.93%
- Profit margin on resaleNet profit ÷ resale price
- 3.52%
- Break-even resale priceSelling costs scale with price, so break-even > total cost
- $370,430
Flipping profit is a race between two stacks of numbers: everything you spend (purchase, closing, renovation, holding, financing) and everything you receive (resale, minus selling costs).
The calculator builds the full cost stack, subtracts it from the resale to get net profit, and expresses that profit two ways: ROI on project cost (return on the capital the project consumed) and margin on resale (profit per sales dollar).
The break-even resale price solves for the sale price where net profit is exactly zero, a disciplined underwriter checks that the realistic resale is comfortably above it.
Net Profit = Resale × (1 − Selling%) − Total Project Cost · ROI = Net Profit ÷ Total Project Cost × 100 · Break-even Resale = Total Project Cost ÷ (1 − Selling%)
Holding costs: Taxes, insurance, utilities and upkeep paid while the project runs.
Total project cost: Purchase + buying closing costs + renovation + holding + financing.
Buy $250,000, close $7,500, renovate $55,000, hold $14,000, finance $18,000 → total project cost $344,500.
Resale $385,000 with 7% selling costs ($26,950) leaves net profit = 385,000 − 26,950 − 344,500 = $13,550, ROI 3.93%, margin 3.52%.
Break-even resale = 344,500 ÷ 0.93 ≈ $370,430. A realistic resale only ~4% above break-even signals a fragile deal.
- •Assumes a single exit price with no scope-creep beyond the renovation budget entered.
- •Holding and financing costs are entered as totals; model longer timelines by increasing them.
Formula reference
Net Profit = Resale × (1 − Selling%) − Total Project Cost · ROI = Net Profit ÷ Total Project Cost × 100 · Break-even Resale = Total Project Cost ÷ (1 − Selling%)
- Holding costs, Taxes, insurance, utilities and upkeep paid while the project runs.
- Total project cost, Purchase + buying closing costs + renovation + holding + financing.