Finance category
Mortgage, loan, investing, tax, and money calculators.
Profit per Deal Calculator
Calculate the net profit on a flip after every cost: purchase, rehab, holding, both rounds of closing costs, and the sale commission. Includes margin as % of ARV and ROI on cash invested.
Profit per deal
$66,400
15.8% of ARV
Total cost
$353,600
all-in to flip
ROI on cash
20.9%
on cash before sale
Sale commission
$23,100
Reading the number
Solid margin — the deal has cushion if rehab overruns or ARV softens.
Profit per deal is the headline number, but ROI matters more for portfolio decisions — a $20k profit on $100k cash beats a $30k profit on $250k cash if you can recycle capital.
How to Use
- Enter the after-repair value (ARV) — your supportable resale price.
- Enter purchase price, rehab budget, and holding costs (loan interest, taxes, utilities, insurance during rehab).
- Enter closing costs at purchase and at sale.
- Enter your sale commission percentage (typically 5–6% in most US markets).
- Read the profit, profit margin (% of ARV), and ROI on cash.
Frequently Asked Questions
What's a healthy flip margin?
Most flippers target 10–20% of ARV as net profit. Below 10% is too tight to absorb surprises. Above 20% is great but rare in competitive markets — usually means you found a deeply discounted deal.
What if I'm using hard money?
Holding costs go up substantially — interest carry on hard money during rehab can be $1,500–$3,000/month on a typical project. Make sure your holding cost number reflects that.
Why include both buyer-side and seller-side closing costs?
You pay closing costs twice: when you buy (title, lender fees, transfer tax) and when you sell (commission, transfer tax, prorations). Many new flippers forget the second round.
Should I include taxes on the profit?
This calculator shows pre-tax profit. Flips held under a year are taxed as ordinary income (plus self-employment tax for active flippers). Held longer than a year, long-term capital gains rates apply. Set aside 25–40% for taxes.
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Flip Holding Cost Calculator
Detailed holding cost breakdown for the rehab period.
Hard Money Loan Calculator
Size the hard money debt and the carry it creates.
Equity Multiple Calculator
Compare flip ROI to long-hold rental returns.
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