Global Araç
House Flip Roi Calculator
%70 kuralı — maks. teklif = 0,70 × ARV − tadilat. Kar ve sürprizler için alan bırakan yaygın bir güvenlik önlemidir.
Run the full house-flip investor screen: ROI, annualized ROI, 70% rule pass/fail, holding costs, and worst-case scenarios. Inputs: purchase price, rehab budget, After-Repair Value (ARV), holding period in months, selling costs (typically 6% commission + 2% closing), and financing details if not all-cash. Output: total profit, ROI on cash invested, annualized ROI (compares to other investments), and margin of safety against the 70% rule.
The 70% rule is the industry-standard guardrail: max offer = ARV × 70% − rehab cost. On a $300,000 ARV property needing $40,000 rehab, max offer is $300K × 0.70 − $40K = $170K. The 30% buffer covers acquisition costs, holding costs (interest on hard-money loans 10-15% annual + property tax + utilities + insurance during rehab), selling costs, and your profit target. Deals failing the 70% rule typically have under 10% margin of error — minor budget overruns turn them into break-even or losing flips.
Real-world risks the calculator can’t fully model: rehab budget overruns (rookie flippers routinely 30-50% over; uncovered plumbing, electrical, foundation issues drive most overruns — keep 20% contingency reserve),holding-period drag (every extra month of holding costs ~$2-3K net on typical flips; permitting delays, unexpected demolition, contractor scheduling all extend timelines), market timing (flipping during a market correction can wipe profit even with perfect execution), financing risk(hard-money lender refuses extension if rehab drags; force-sale at distressed prices), and quality risk (under-rehab to save money but ARV doesn’t materialize because buyers see issues; over-rehab beyond comps to chase a higher ARV).
Nasıl Kullanılır
- Enter purchase price (use realistic acquisition price including any closing-cost negotiations).
- Enter rehab budget — get 3 contractor bids, then add 20% contingency.
- Enter ARV (After-Repair Value) — based on 5-10 recent comparable sales of fully-renovated homes in same neighborhood.
- Set holding period — 3-9 months typical (light cosmetic 8-12 weeks; gut rehab 6-9 months).
- Enter financing if not all-cash: hard-money rate (10-15%), points (2-4 upfront), down payment (typically 10-25%).
- Read total profit, ROI, annualized ROI, and 70%-rule margin. Reject deals failing the 70% rule unless you have specific advantages.
Ne Zaman Kullanılır
- Pre-offer screening — running quick numbers on candidate flips before bidding.
- Auction preparation — knowing your max bid based on ARV and rehab estimates.
- Due diligence — sanity-checking that a deal actually returns acceptable ROI after all costs.
- Comparing flips vs other investments — the annualized ROI lets you compare to stock-market returns or rental cash flow.
Ne Zaman Kullanılmaz
- BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat) — that's a different model where you keep the property; use a buy-and-hold rental analysis.
- Wholesaling — you're not actually flipping; you're assigning contract for fee. Different math.
- New construction — different cost structure (land + build cost + permitting); flip ROI calculator doesn't capture it well.
- Properties needing major structural work (foundation replacement, addition) — those have non-standard cost lines this calculator doesn't itemize.
Yaygın Kullanım Senaryoları
- Verifying a number or output before passing it on
- Quick calculation during a typical workday
- Pre-decision sanity-check on inputs and outputs
- Educational use — demonstrating the underlying concept
Sık Sorulan Sorular
What is the 70% rule in flipping?
The maximum offer equals 70% of ARV (After-Repair Value) minus rehab cost. On a $300,000 ARV with $40,000 rehab: max offer = $300k × 0.70 - $40k = $170k. The 30% buffer covers holding, financing, selling costs, and profit target.
What are typical holding costs?
$500-$2,500/month depending on property. Includes mortgage/hard-money interest, property tax, insurance, utilities, HOA. Hard money loans run 10-15% annually plus 2-4 points — they're expensive if the flip drags on past 4 months.
What's the biggest risk in flipping?
Overshooting the rehab budget. Rookie flippers routinely come in 30-50% over budget — plumbing, electrical, foundation issues uncovered mid-rehab. Always keep a 20% contingency reserve. Second biggest risk: market timing during a correction.
How long should a typical flip take?
Light cosmetic flips: 6-12 weeks. Moderate rehabs: 3-5 months. Full gut renovations: 6-9 months. Each extra month of holding costs typically eats $2-3k in net profit. Moving fast matters more than maxing rehab scope.
What ROI should I target on a flip?
20%+ pre-tax ROI on cash invested for the first few flips. Annualized ROI (which factors in holding period) should be 40-80% for it to compete with passive investments. A flip earning 25% over 6 months = 50% annualized — strong. A flip earning 15% over 9 months = 20% annualized — barely beats S&P 500 with much more risk. New flippers should require 30%+ ROI minimum to compensate for inexperience-driven cost overruns.
Should I flip alone or with a partner?
Depends on capital, experience, and time availability. Solo: keep all profit, full control, but capital and risk concentrated. Partner with capital provider: split profit (typically 50/50 or 60/40 favoring the operator), gain access to bigger deals, share risk. Partner with general contractor: builds in reliable rehab execution but reduces margin. Most successful flippers do 1-3 deals solo to build track record, then graduate to partnerships for scale. Always document partnerships in writing — handshake deals on $200K+ projects end relationships.