Free. No signup. Every input on the page.
Underwrite a fix & flip in 60 seconds.
ARV, rehab, 70% rule, holding costs, financing, and true ROI — one page, no spreadsheets. Built by flippers who lost money on the deals a bad spreadsheet said were fine.
- Markets covered
- 20
- Inputs modeled
- 12
- Cost
- Free
Deal inputs
Adjust anything — results update instantly.
The deal
Financing
Holding costs (monthly)
Transaction costs
Projected net profit
$40,920
ROI (cash)
99.1%
Annualized
198.3%
70% Rule check
FailsMax allowable offer at 70% of ARV minus rehab:
$164,500
You're $500 over the rule.
75%
$178,750
70%
$164,500
80%
$193,000
Cost breakdown
- Purchase price
- $165,000
- Rehab budget
- $35,000
- Interest
- $10,350
- Loan points
- $3,600
- Property tax
- $2,280
- Insurance
- $700
- Utilities
- $1,050
- Purchase closing
- $3,300
- Selling costs
- $22,800
- Total project cost
- $244,080
- Cash in deal (down + rehab out-of-pocket)
- $20,000
- Break-even sale price
- $244,080
The four numbers a good deal has to beat
≥ 20%
Cash-on-cash ROI
≤ 70%
Purchase + rehab vs ARV
≥ $25k
Net profit floor
≤ 6 mo
Holding period
What it does
A calculator that respects how real flips actually go sideways.
Every real cost, not just purchase + rehab
Loan interest, points, taxes on ARV over the hold, insurance, utilities, closing on both ends. The line items that quietly kill 20-page spreadsheets.
The 70% rule, run against your inputs
Instant pass/fail against 70% — and against 75% and 80% for hotter markets. See exactly how far over or under the rule your offer sits.
Annualized ROI, not just headline profit
$30k on a 4-month flip and $30k on a 9-month flip are not the same deal. We annualize so you can compare across holding periods.
Break-even sale price, plainly stated
The single number that tells you how low your listing price can drop before you're paying to sell — usually the first thing to check when a flip stalls.
Market pages
Local deal math for 20 US markets.
Every market page ships with median ARV, average rehab, property tax, insurance, and a calculator pre-filled with the local numbers. Start from real inputs, not defaults.
OH
Columbus
Median ARV $285k
Run this market →
OH
Cleveland
Median ARV $175k
Run this market →
IN
Indianapolis
Median ARV $260k
Run this market →
MO
Kansas City
Median ARV $310k
Run this market →
TN
Memphis
Median ARV $225k
Run this market →
AL
Birmingham
Median ARV $215k
Run this market →
GA
Atlanta
Median ARV $495k
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FL
Jacksonville
Median ARV $395k
Run this market →
Field notes
Two posts a week, from actual deals.
Underwriting
The 70% Rule for Fix & Flips (With 3 Real Deal Examples)
The 70% rule is the single most-used shortcut in house flipping. Here's the exact formula, when it works, when it lies to you, and three real deals scored against it.
8 min read
Rehab
How to Estimate a Rehab Budget in Under an Hour
A repeatable rehab-estimation workflow using the $/sqft method, the room-by-room method, and a 15% contingency rule — with a checklist for the walkthrough.
10 min read
Financing
Fix & Flip Financing in 2026: Hard Money, DSCR, and Private Lenders Compared
Hard money rates hit 11.5% in 2026. Here's the full comparison of hard money, DSCR conversion loans, and private capital — plus when to use each.
9 min read
The next flip that doesn't work is one you underwrote by feel.
Twelve inputs. Sixty seconds. Every number that decides whether the deal is real. Run yours before you sign the contract.
Score my deal →