Fix & Flip Sensitivity Calculator
Estimate fix-and-flip profit, cash required, financing costs, holding costs, and return on cash invested — then stress-test the deal against common problems such as a 10% or 20% rehab overrun and an extra three months of holding time.
- Estimated Cash Required
- $104,700.00
- ROI on Cash Invested
- $30.09
- Total Project Cost
- $308,500.00
- Financing Cost
- $13,500.00
- Holding Cost
- $7,200.00
- Selling Costs
- $23,800.00
- Base Profit Margin
- $9.26
- Profit if Rehab Runs 10% Over
- $25,500.00
- Profit if Rehab Runs 20% Over
- $19,500.00
- Profit with 3-Month Delay
- $22,950.00
- Profit with +20% Rehab and +3 Months
- $10,950.00
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The primary result is estimated base-case net profit. Additional results show total project cost, estimated cash required, ROI on cash invested, financing costs, holding costs, selling costs, and downside profits under rehab and schedule stress scenarios. A deal that remains profitable under reasonable downside assumptions generally has a larger margin of safety than one that only works in the base case.
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How to Use This Calculator
Enter the purchase price, expected after-repair value (ARV), rehab budget, loan amount, financing terms, closing costs, holding costs, sales costs, and expected project duration. The calculator estimates base-case profit and cash required, then automatically models rehab overruns and a three-month project delay.
Formula & Methodology
Base profit equals expected sale price minus purchase price, rehab cost, purchase closing costs, financing costs, holding costs, and selling costs. Financing cost includes lender points plus estimated interest over the holding period. Cash required equals total acquisition, rehab, financing, and holding cash needs minus loan proceeds. Sensitivity scenarios recalculate profit after increasing rehab cost by 10% or 20%, extending the holding period by three months, and combining the major downside assumptions.
Example: $200,000 purchase, $60,000 rehab, and $340,000 ARV
Suppose a property costs $200,000, requires $60,000 of rehab, and is expected to sell for $340,000 after six months. After adding acquisition closing costs, lender points, interest, property carrying costs, and selling expenses, the base-case profit may be substantially lower than the simple ARV minus purchase and rehab calculation. If rehab rises by 20% or the project takes three extra months, the sensitivity scenarios show exactly how much profit is lost.
This calculator is an underwriting and scenario-planning tool, not a property valuation or financing approval model. It assumes the entered ARV is achieved, the entered loan balance is outstanding for the full holding period, and interest is estimated on that balance. Construction draws, changing loan balances, taxes, insurance timing, utilities, permit delays, contractor disputes, unexpected structural issues, lender reserves, income taxes, capital gains taxes, and local transaction costs can materially change actual results.
For real estate analysis and educational purposes only. Results are estimates and do not constitute investment, lending, tax, legal, appraisal, or financial advice. Verify property values, financing terms, construction budgets, taxes, insurance, closing costs, and selling expenses independently before purchasing or financing a property.
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Frequently Asked Questions
- How do you calculate profit on a fix and flip?
- Subtract the purchase price, rehab costs, acquisition closing costs, financing costs, holding costs, and selling costs from the final sale price. Using ARV as the expected sale price gives an estimated profit before income taxes.
- Why should I run a sensitivity analysis on a flip?
- Fix-and-flip projects often experience construction overruns, schedule delays, higher financing costs, or weaker sale prices. Sensitivity analysis shows whether the deal still works when assumptions become less favorable.
- What happens if my rehab budget goes 10% over?
- The calculator automatically increases the rehab budget by 10% and recalculates profit. This helps show how much margin exists before the project becomes unattractive or unprofitable.
- What happens if rehab goes 20% over budget?
- The 20% rehab stress scenario increases the construction budget by one-fifth while leaving the other base assumptions unchanged. The resulting profit shows the effect of a more serious construction overrun.
- How does a three-month delay affect flip profit?
- A longer project increases monthly carrying costs and usually increases loan interest. The calculator extends both holding expenses and estimated financing interest by three months.
- What costs should I include in a fix-and-flip analysis?
- Common costs include purchase price, rehab, acquisition closing costs, loan points, interest, property taxes, insurance, utilities, HOA fees, maintenance, permits, selling commissions, and seller closing costs.
- What is cash required on a fix and flip?
- Cash required is the estimated amount of your own money needed to complete the project after subtracting loan proceeds from purchase, rehab, acquisition, financing, and holding costs.
- Does loan principal count as a project expense?
- Loan principal repayment reduces sale proceeds but is not itself an economic project expense because the borrowed funds financed acquisition or project costs. This calculator treats interest and lender fees as financing expenses while loan proceeds reduce the estimated cash required.
- What is a good fix-and-flip profit margin?
- There is no universal target. Investors should consider project size, risk, duration, financing structure, market conditions, taxes, and the amount of cash at risk. Sensitivity analysis is often more useful than relying on one target percentage.
- Does this calculator include taxes on profit?
- No. Income taxes, capital gains treatment, entity taxation, and other tax consequences vary by investor and jurisdiction and are not included in the estimated project profit.
Published 8/8/2026