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Fix and Flip Calculator

Advanced flip-deal analysis across offer pricing, full costs, and projected profit

Advanced Mode

Includes custom rule %, cost stack, and spread/profit context.

After Repair Value ($)

Rehab Costs ($)

Contract / Offer Price ($)

Custom Rule (%)

Contingency (% of rehab)

Buying Costs (%)

Selling Costs (%)

Holding Months

Monthly Holding Costs ($)

Monthly Financing Cost ($)

Assignment Fee ($)

Desired Profit ($)

About This Calculator

This tool focuses on acquisition pricing discipline. For fix-and-flip deals it pairs MAO logic with a fuller project-profit model. For wholesale deals it centers on whether the end buyer still has room after your assignment fee is layered in.

That structure helps you avoid a common mistake: judging the deal only on a shortcut while ignoring the cost stack or the buyer spread that actually determines whether the project still works.

In practice, acquisition math is about more than "what is the max offer." It is about whether the real contract price, real costs, and real buyer or operator margin still fit your model after the headline rule is applied.

Rule-based offer discipline paired with real-world cost friction

Variant-specific logic for operator profit or wholesale spread quality

Popup dashboard with practical notes and risk flags for fast screening

Decision support for renegotiation, pass, or deeper underwriting

How to Use This Free Online Fix and Flip Calculator

Step-by-Step Guide

1. Build the deal around conservative ARV and rehab assumptions so the opportunity is being judged on realistic resale potential, not optimistic upside.

2. Enter the real contract or offer price you are considering, because acquisition math only becomes useful when it is tied to a price you may actually pay or assign.

3. Add the extra cost layers or assignment spread that decide whether the acquisition still fits once project friction and buyer economics are made visible.

4. Use the popup dashboard as a screening decision before you negotiate further. If the contract only works under a fragile spread, the dashboard should make that easy to spot quickly.

Your Results Dashboard (Popup Only)

Primary acquisition output: projected net profit for flips or max wholesale contract price for assignments

Supporting metrics that show rule-based offer discipline, spread strength, and buyer/operator margin

Notes that explain what the current run is really saying about the acquisition

Warning flags for thin spread, weak margin, aggressive assignment fee, or weak rule fit

Why Use This Calculator?

Translate headline rule shortcuts into a more realistic acquisition decision.

See whether the contract price still fits once rehab uncertainty and closing friction are added.

Evaluate whether your assignment fee still leaves a workable deal for the end buyer.

Avoid negotiating hard on a deal that only works under fragile, overly optimistic assumptions.

Fix and Flip Calculator Advanced Features

This version is intentionally more than a single max-offer output. It is designed to help you screen a deal the way an operator or investor-buyer actually experiences it.

- Adjustable rule percentage so you can model your real buy box instead of a generic market shortcut.
- Cost-layer inputs for contingency, closing friction, carry, financing, and resale pressure.
- Variant logic that adapts the interpretation for either a flip operator or a wholesale assignment model.
- Result notes and warnings that turn the output into a negotiation or pass decision, not just a number.

Acquisition Decision Playbook

If the contract price is above the modeled ceiling, your next move is usually renegotiation, not rationalization.

If projected profit only looks acceptable before contingency or carry is added, the deal is thinner than it first appears.

If a wholesale spread disappears after assignment fee, the contract may not be attractive enough for a serious cash buyer.

If the deal still works with conservative inputs, you likely have a stronger acquisition than headline rules alone can show.

Understanding Fix and Flip Planning

The core job of acquisition analysis is to translate rough pricing rules into a decision that can survive real deal friction. That means testing the contract against rehab, timing, resale drag, and buyer or operator margin instead of relying on shortcut math alone.

In strong markets, weak acquisition discipline can be hidden for a while. In slower or more expensive markets, that same discipline gap usually shows up fast through lower margin, harder exits, or a deal that no buyer wants at the contract price.

Variant-Specific Interpretation

- Fix-and-flip mode asks whether the operator still earns enough projected profit after rehab, carry, financing, and resale friction.
- Wholesale mode asks whether the end buyer still receives a workable deal after your assignment fee is layered in.
- In both cases, the contract price has to fit the economics after all the invisible friction becomes visible.

Common Acquisition Mistakes

- Using inflated ARV comps to justify a contract that only works on paper.
- Underestimating rehab scope or assuming contingency is optional.
- Ignoring selling costs, financing drag, or hold time when judging flip profitability.
- Taking an aggressive assignment fee that removes the last bit of spread the buyer needed.

Quick Reference: Acquisition Benchmarks

Planning Area	Typical Range	Decision Notes
Rule percentage	65% to 75%	Higher percentages can work in strong markets, but they leave less room for error.
Rehab contingency	10% to 15%	Useful when the scope includes unknowns, deferred maintenance, or older systems.
Selling cost drag	6% to 10%	Combines agent fees, seller concessions, transfer costs, and disposition friction.
Wholesale spread quality	Varies by market	The buyer still needs enough room after your fee to view the deal as worth closing.

Scientific References & Resources

Official sources

- CFPB Closing Disclosure Explainer - acquisition closing-cost context for buy and sell planning.
- BLS CPI Inflation Calculator - useful when adjusting older rehab or resale assumptions to current-dollar context.
- FHFA House Price Index - broader home-price trend context for resale assumptions.

Market and educational sources

- CalculateHome 70% Rule Calculator - common MAO shortcut reference for acquisition pricing.
- FlipperForce House Flipping Curriculum - practical flip-operator guidance on budgeting and execution.
- DealCheck House Flipping Calculator - cost-stack context for deal-screening workflows.

Research focus for this calculator

Prioritize ARV, rehab scope, hold time, financing, and selling friction. Those are the assumptions that usually separate a clean acquisition from a deal that only works in a spreadsheet.

This calculator is for educational screening and planning. It does not replace comp analysis, title review, contractor bids, legal advice, or lender terms.

Frequently Asked Questions

Many operators adjust their rule percentage based on market speed, financing costs, and execution risk. The custom rule lets you test your real buy-box instead of assuming 70% is universal.

Basics

A flip model cares about full project profit after rehab, carry, and resale. A wholesale model cares about whether the investor-buyer can still hit a workable MAO after your assignment fee is added.

Method

Because the assignment fee sits on top of the investor-buyer economics. A wholesale contract only stays attractive when the end buyer still has room for rehab, resale friction, and profit after your fee is included.

Wholesale

Validate ARV comps, rehab scope, hold assumptions, closing costs, financing terms, and real buyer appetite before trusting the deal.

Next Steps

Still have questions? Our calculators are designed to be accurate and easy to use. If you need more help, consider consulting with a professional for personalized advice.