Hard Money Henry
All calculators

Fix & Flip Calculator

Use the 70% rule to find your maximum allowable offer, then project your profit and return on a fix and flip before you commit a dollar.

What the home will sell for once renovated.

Most flippers use 70%. Lower is more conservative.

Optional — for profit projection

Enter your actual price to project profit and ROI.

Agent commissions, closing, concessions (% of ARV).

Interest, taxes, insurance, utilities during the hold.

Results

Maximum Allowable Offer

ARV × rule% − rehab. Offer at or below this.

$165,000
All-In Cost
$234,000
Projected Profit
$66,000
Return on Cost
31.4%

Estimates only — not a commitment to lend. Your numbers stay in your browser until you save.

Fix & Flip Calculator FAQs

The 70% rule says an investor should pay no more than 70% of a property's after-repair value (ARV) minus the estimated rehab cost. It builds in a margin for holding costs, financing, and profit. Example: on a $300,000 ARV with $45,000 of rehab, your max offer is $300,000 × 0.70 − $45,000 = $165,000.

It is a starting point, not a law. In hot markets with thin inventory, experienced flippers sometimes stretch to 75%. In slower or higher-risk markets, dropping to 65% protects your downside. Adjust the rule percentage in the calculator to see how it moves your max offer.

Everything it takes to bring the property to its ARV condition: materials, labor, permits, and a contingency for surprises. It does not include your purchase price, financing costs, or selling costs — those are handled separately in the profit projection.

The max offer is loan-agnostic. To model financing, add your holding costs and use the Hard Money Loan calculator to price points and interest, then subtract those from the projected profit here.

Keep Exploring

Keep Going

Match your numbers to the right loan program, or run another scenario.

Matching Loan Programs

More Calculators

Learn More