Finance category

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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.

After-repair value

Purchase price

Rehab budget

Holding costs

Closing costs (buy)

Closing costs (sale)

Sale commission

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.

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This Profit per Deal Calculator is built to give a quick, browser-based estimate for profit per deal. 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. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the profit per deal result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this profit per deal estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

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.