Fix and Flip Calculator
Price in the loan points, the carrying costs, and the commission before you make an offer. See your real profit, your break-even sale price, and what every month of delay costs.
Ideas for you
Load a Texas scenario, then make it yours. Every number updates as you type.
The flip
Pencils out
On a $319,000 sale, after every cost.
- You keep $37,269, 11.7% of the sale price, after every cost of buying, holding, and selling.
- The price is $10,700 over the 70% rule’s max offer of $171,300.
The flip turns into a loss at any sale price under $278,710.
Today: $319,000. Breaking point: $278,710.
Stress test: where it breaks
One input at a time, everything else held where you set it. The last column is where the money runs out.
| Input | Today | Breaks at |
|---|---|---|
| Sale price | $319,000 | $278,710 |
| Rehab overrun | $52,000 | $86,898 |
| Delay | 5.0 mo | 17.0 mo |
Where the sale price goes
- Sale price
- $319,000
- Selling costs (7.5%)
- -$23,925
- Purchase price
- -$182,000
- Purchase closing costs
- -$3,900
- Rehab
- -$52,000
- Holding costs (5 mo)
- -$5,250
- Loan interest
- -$10,340
- Loan points
- -$4,316
- Profit
- $37,269
What this means
Flips live and die on the sale price and the calendar. If the margin is thin, rerun it with a lower sale price and two extra months. If it still works, you have room for the surprises every rehab brings.
These results are estimates for educational purposes only and do not constitute a credit decision or loan approval.
What a flip really nets
Profit is the sale price after commission and seller costs, less everything it took to get there: the purchase and its closing, the rehab, each month you carry the house, and the lender’s interest and points.
Profit = Sale − selling − buying − rehab − holding & loan
- Return on cash: profit divided by the cash you put in (everything not covered by the loan).
- Annualized return: the same return spread over a year, so a 6-month flip can be compared with a rental.
- Break-even sale price: all costs before selling, divided by what’s left after selling costs. Below it, you lose money.
A Garland fixer bought at $182,000, $52,000 of rehab, sold for $319,000 five months later. A hard-money lender funds 90% of the price and the full rehab at 11.5% plus 2 points.
- Sale price
- $319,000
- Selling costs (7.5%)
- -$23,925
- Purchase, closing, rehab
- -$237,900
- Holding (5 mo)
- -$5,250
- Loan interest & points
- -$14,656
- Profit
- $37,269
An 11.7% margin and about 89% return on the $42,006 of cash in. Any sale under roughly $278,700 is a loss, and each extra month of carry costs about $3,118.
How Kwalifai grades a flip
We grade on margin: profit as a share of the sale price. It tells you how much can go wrong before the deal starts costing you money.
10%+ margin
Profit is at least 10% of the sale price. Enough cushion for a rehab overrun or a slower sale.
5% to 10% margin
It makes money on paper, but one surprise could take most of it. Look for a lower price or a tighter rehab.
Under 5%, or a loss
Not enough room for the things that go wrong on every flip.
Blind spots that flatter a flip
List-price comps
Use recent sold comps of similar finish, size, and street. The sale price moves profit more than anything else.
Rehab overruns
Old houses hide things. Budget a 10% to 15% contingency and check how much overrun the deal can take.
Forgetting the exit
Commission, seller-paid closing, and buyer concessions often total 7% to 9% of the sale.
Points paid on day one
Hard-money points are paid up front and never come back. They count even if you sell fast.
Fix and flip questions, answered
Still unsure how a lender will see your deal? Ask Lowi AI for a scenario review.
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Know your exit. Plan the next one.
Thinking about keeping the house instead? Lowi AI can compare a sale against a DSCR refinance on the same numbers. No credit check to start.
These results are estimates for educational purposes only. They are not financial, investment, tax, or legal advice, and they are not a credit decision, loan approval, or commitment to lend. Verify every figure, including rents, taxes, insurance, and rehab costs, before making a decision. Kwalifai is a technology platform. Mortgage services are provided by a licensed loan originator (NMLS #2528067), licensed in Texas, enrolled with Ensure Home Loans LLC (NMLS #1666674).