{
    "name": "Property Flip Profit Calculator",
    "url": "https://calculators.geekmidst.com/calculators/property-flip-profit-calculator",
    "markdown": "https://calculators.geekmidst.com/calculators/property-flip-profit-calculator.md",
    "category": "Real estate",
    "description": "Estimate the profit on a fix-and-flip from purchase, renovation, holding, finance and selling costs, with return on cost, cash ROI and annualised return.",
    "summary": "A flip makes money only if the sale price covers everything: the purchase, the works, the months of holding and finance costs, and the cost of selling.",
    "also_called": [
        "Fix and flip calculator",
        "House flipping calculator"
    ],
    "applies_to": "Worldwide",
    "last_updated": "2026-10-29",
    "computation": "Results are computed in the visitor’s browser on the HTML page. This API describes the calculator; it does not compute results.",
    "inputs": [
        {
            "name": "purchase",
            "label": "Purchase price",
            "type": "number",
            "default": "200000"
        },
        {
            "name": "buy_costs",
            "label": "Buying costs",
            "type": "number",
            "default": "5000",
            "optional": true
        },
        {
            "name": "rehab",
            "label": "Renovation cost",
            "type": "number",
            "default": "40000",
            "optional": true
        },
        {
            "name": "holding_monthly",
            "label": "Holding costs (per month)",
            "type": "number",
            "default": "1500",
            "optional": true
        },
        {
            "name": "months",
            "label": "Months from purchase to sale",
            "type": "number",
            "default": "6",
            "unit": "months"
        },
        {
            "name": "loan",
            "label": "Loan amount",
            "type": "number",
            "default": "150000",
            "optional": true
        },
        {
            "name": "loan_rate",
            "label": "Loan interest (per year, interest-only)",
            "type": "number",
            "default": "10",
            "unit": "%",
            "optional": true
        },
        {
            "name": "points",
            "label": "Loan fees",
            "type": "number",
            "default": "2",
            "unit": "% of loan",
            "optional": true
        },
        {
            "name": "arv",
            "label": "Sale price (after-repair value)",
            "type": "number",
            "default": "320000"
        },
        {
            "name": "sell_pct",
            "label": "Selling costs",
            "type": "number",
            "default": "8",
            "unit": "% of sale price",
            "optional": true
        },
        {
            "name": "currency",
            "label": "Currency",
            "type": "currency",
            "default": "USD"
        }
    ],
    "outputs": [
        {
            "key": "profit",
            "label": "Profit before tax",
            "format": "currency"
        },
        {
            "key": "total_cost",
            "label": "Total project cost",
            "format": "currency"
        },
        {
            "key": "cash_invested",
            "label": "Your cash invested",
            "format": "currency"
        },
        {
            "key": "roi",
            "label": "Return on total cost",
            "format": "percent"
        },
        {
            "key": "cash_roi",
            "label": "Return on cash invested",
            "format": "percent"
        },
        {
            "key": "annualised_roi",
            "label": "Cash return, annualised (simple)",
            "format": "percent"
        },
        {
            "key": "margin",
            "label": "Profit as % of sale price",
            "format": "percent"
        },
        {
            "key": "holding_total",
            "label": "Holding and finance costs",
            "format": "currency"
        },
        {
            "key": "selling_costs",
            "label": "Selling costs",
            "format": "currency"
        }
    ],
    "formula": {
        "text": "Total cost = Purchase + Buying costs + Renovation + Holding × Months + Loan × Rate × Months ÷ 12 + Loan × Fees% + Sale × Selling%;  Profit = Sale − Total cost;  Cash invested = Total cost − Selling costs − Loan;  Annualised = Cash ROI × 12 ÷ Months",
        "variables": {
            "Sale": "expected sale price after the works (after-repair value)",
            "Loan": "interest-only short-term finance repaid from the sale"
        }
    },
    "worked_example": {
        "inputs": {
            "purchase": "200000",
            "buy_costs": "5000",
            "rehab": "40000",
            "holding_monthly": "1500",
            "months": "6",
            "loan": "150000",
            "loan_rate": "10",
            "points": "2",
            "arv": "320000",
            "sell_pct": "8",
            "currency": "USD"
        },
        "steps": [
            "Holding = 1,500 × 6 = $9,000; interest = 150,000 × 10% × 6/12 = $7,500; loan fees = 2% × 150,000 = $3,000.",
            "Selling costs = 8% × 320,000 = $25,600.",
            "Total cost = 200,000 + 5,000 + 40,000 + 9,000 + 7,500 + 3,000 + 25,600 = $290,100; profit = 320,000 − 290,100 = $29,900.",
            "Cash invested = 290,100 − 25,600 − 150,000 = $114,500; 29,900 ÷ 114,500 = 26.11% in 6 months."
        ],
        "result": "The flip makes $29,900 before tax: 10.31% on total cost and 26.11% on the $114,500 of cash put in."
    },
    "interpretation": "Check the margin against the risk. A thin profit can vanish with one month’s delay or a renovation overrun, so rerun the numbers with a lower sale price and a longer timeline before you commit.",
    "assumptions": [
        "The loan is interest-only and repaid from the sale proceeds.",
        "Selling costs are paid out of the sale, so they are not part of the cash you invest.",
        "Profit is before income or capital gains tax."
    ],
    "limitations": [
        "The annualised figure is a simple pro-rata, not a compound or IRR measure.",
        "Draw schedules on renovation loans (interest only on drawn funds) are not modelled."
    ],
    "rules": null,
    "faqs": [
        {
            "question": "What is the 70% rule?",
            "answer": "A rule of thumb some investors use: pay no more than 70% of the after-repair value minus the renovation cost. It is a quick filter, not a substitute for a full cost estimate like this one."
        },
        {
            "question": "Why is cash ROI higher than ROI on cost?",
            "answer": "Borrowing means you put in less of your own money, so the same profit is a bigger return on your cash. It also magnifies losses."
        }
    ],
    "sources": [],
    "related": [
        {
            "name": "ROI Calculator",
            "url": "https://calculators.geekmidst.com/calculators/roi-calculator"
        },
        {
            "name": "Construction to Property Value Calculator",
            "url": "https://calculators.geekmidst.com/calculators/construction-to-property-value-calculator"
        },
        {
            "name": "Closing Cost Estimate Calculator",
            "url": "https://calculators.geekmidst.com/calculators/closing-cost-estimate-calculator"
        },
        {
            "name": "Profit Margin Calculator",
            "url": "https://calculators.geekmidst.com/calculators/profit-margin-calculator"
        }
    ],
    "disclaimer": "Returns are illustrations at a constant rate, not predictions or guarantees. Investments can lose value. This is not investment advice.",
    "publisher": "GM¹X CalcVerse"
}