Fix and Flip Calculator

A flip makes money in three places: the buy, the budget and the sale. This calculator puts all three in one view, shows your profit and return on the cash you put in, and checks your offer against the 70% rule.

Fix and Flip Calculator. Estimate fix-and-flip profit: all-in cost, cash needed, net profit, return on cash, annualized return, and the maximum offer under the 70% rule.

How the fix and flip calculator works

  • All-in cost = purchase price + closing costs + rehab + points + interest while you hold + taxes, insurance and utilities.
  • Net profit = sale price (ARV) minus selling costs minus all-in cost.
  • Return on cash = net profit ÷ the cash you brought (all-in cost minus the loan). Annualized scales that to 12 months.
  • Max offer (70% rule) = ARV × 70% − rehab. Change the percentage to match how you buy.

Worked example

The calculator opens with this example. Buy at $150,000, put $50,000 into the rehab, and finance 85% of cost at 12% with 2 points for six months. All-in cost is $219,750 and you bring $49,750 of cash. Sell at $275,000 with 8% selling costs and you net about $33,250: a 66.8% return on your cash, or about 134% annualized. The 70% rule puts the max offer at $142,500, so this price is $7,500 over it. The deal still works on these numbers, with less room for surprises.

Change any number to match your deal. These figures are example assumptions for discussion purposes only. They are not a Ternus quote or a commitment to lend, and any loan is subject to underwriting, valuation and final approval.

Fix and flip questions

What is the 70% rule?

A rule of thumb for flippers: pay no more than 70% of the after-repair value, minus the rehab budget. It leaves room for financing, holding and selling costs plus profit. Many investors adjust the percentage by market and price point.

Why does the calculator charge interest on the full loan?

It is the conservative view. Many rehab loans hold back renovation funds and charge interest only on what has been drawn, so your real interest cost may be lower.

What if the flip doesn’t pencil?

Lower the price, tighten the budget or shorten the hold, or compare keeping it as a rental with the Flip vs. Rent calculator.

Ternus makes fix-and-flip loans to real estate investors. Price your flip in the Loan Sizer or run the BRRRR calculator.