Fix & flip

The flip analyzer is built around resale, not rent. It projects your profit, profit margin, and return on cash assuming you'll sell inside 6 to 12 months.

Inputs explained

• Purchase price: the all-in acquisition cost, including closing.
• Rehab budget: line-item scope, not a wish. Add a contingency.
• ARV (After Repair Value): supported by 3 or more sold comps within 6 months and 0.5 mi.
• Holding period: months from close to resale (default 6).
• Financing: hard money rate plus points, or cash.
• Selling costs: agent commissions, title, transfer taxes (typically 7 to 9% of ARV).

How the math works

• Total project cost = purchase + acquisition closing + rehab (incl. contingency) + holding costs + interest carry + lender points + lender closing + staging.
• Net proceeds = ARV − selling costs (ARV × sell %) − seller concessions − staging.
• Net profit = net proceeds − total project cost − partner split. Pre-tax; income taxes on the gain are separate.
• Profit margin = net profit ÷ ARV.
• ROI = net profit ÷ cash invested. Annualized ROI = ROI × (12 ÷ hold months).
• 70% rule (MAO) = (ARV × 0.70) − rehab total (incl. contingency). Max offer for a typical flip.

How the rehab estimate works

The Rehab Walkthrough has two tabs. Value-add items shape ARV. Construction scope covers contractor line items (drywall, HVAC, plumbing, roofing, paint, flooring) needed for a defensible SOW-level number before your GC bids come in.

• Multiplier stack. National baseline $/sqft, finish tier (Budget / Standard / Premium), market multiplier by metro or state, and your saved per-market rates.
• Presets. Cosmetic refresh, Gut rehab, or BRRRR essentials load a sensible starting scope. Search filters items live.
• Your rates. Type a manual dollar amount, then Save it as your default for the market. The next flip in that metro auto-uses your number.
• Accuracy. Roughly ±20 to 30% vs actual GC bids at first, tighter once you save a few market rates. Always get real bids before closing.

Reading the results