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Enter deal details to see real profit
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Net Profit
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Net Profit
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After ALL costs
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ROI
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Return on investment
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Max Offer (70%)
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70% rule price
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Total Costs
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All-in investment
🎯 The Verdict
Enter your flip details below to get a full deal analysis.
🏠 The Deal
Purchase price and after repair value (ARV — what it's worth fixed up)
💸 Financing & Costs
Loan terms, holding costs, and selling fees
📊 Profit Breakdown
Where every dollar goes in this flip
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Full Cost Breakdown
Every hidden cost that eats your flip profit
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70% Rule Analysis
The golden rule of flipping: never pay more than 70% of ARV minus repairs
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Scenario Comparison
What happens if rehab goes over budget or the market shifts
Cost Allocation
Cost Breakdown by Category
ROI at Different ARVs
Profit Sensitivity (Rehab Overrun)
Fix & Flip Profit Report
Vault & Vessel Studio ·
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How To Use
Know your real flip profit before you make an offer
🚀 Getting Started
1
Enter the Deal
Purchase price, ARV (after repair value — what it sells for once fixed up), and your rehab budget (total renovation cost including materials and labor).
2
Add Financing
Down payment, loan rate (hard money lenders charge 10-15%), points/fees, and monthly holding costs (insurance, property taxes, utilities while you own it).
3
See Real Profit
Net profit after EVERY cost. ROI percentage. The 70% rule max offer. Plus scenario analysis showing what happens if rehab goes over budget.
4
Make the Offer
Use the 70% rule max offer as your ceiling. If the numbers don't work, walk away — the best flip is the one you don't lose money on.
📊 Terms Made Simple
ARV (After Repair Value): What the property will sell for AFTER all renovations are complete. Based on comparable recent sales in the area. This is the most important number — get it wrong and the whole deal falls apart.
70% Rule: Never pay more than 70% of ARV minus rehab costs. Example: $310K ARV × 70% = $217K − $45K rehab = $172K max offer. This builds in your profit margin and a cushion for surprises.
Holding Costs: Money you spend every month you own the property — insurance, property taxes, utilities, lawn care, loan interest. Every extra month eats into your profit.
Hard Money: Short-term loans from private lenders for flips. Higher rates (10-15%) and fees (2-4 points) than traditional mortgages, but they fund fast and focus on the deal, not your credit score.
🔒 Your Data, Your Device
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No data uploaded anywhere · Works 100% offline — no internet needed
No data uploaded anywhere · Works 100% offline — no internet needed
⚠️ This is a directional estimate, not financial advice. Actual profits depend on market conditions, contractor quality, and unforeseen costs. Always get professional inspections and consult a real estate attorney before purchasing.