Fix-and-flip calculator
Protect the flip margin before the renovation begins.
A flip is a chain of estimates with one realized sale at the end. BrickPads brings ARV evidence, renovation scope, financing, time, selling costs, profit requirements, and acquisition guidance into one review.
01
Anchor resale value to closed evidence
Active listings show current seller expectations, not completed transactions. Build ARV from recent comparable sales with similar type, size, location, age, condition, and finish level.
BrickPads shows comparable dates, distance, size, similarity, adjustments, and the resulting range when recorded evidence is available.
- Use a conservative end of the ARV range
- Verify the renovation finish against the comps
- Recheck the evidence if the hold period extends
02
Build rehab by scope, not optimism
Light, moderate, and full-renovation presets are planning starting points. The real budget should be replaced with a contractor-supported scope that covers interior work, exterior work, major systems, permits, contingency, and property-specific surprises.
03
Time is a line item
Financing interest, points, taxes, insurance, utilities, lawn or snow care, security, and opportunity cost continue while the property is held. Model delays before they occur and inspect profit sensitivity across longer holding periods.
04
Calculate net profit after selling
Gross spread is not profit. Subtract purchase, acquisition, financing, rehab, holding, selling, and contingency costs. Compare net profit and ROI with your Buy Box—not with a generic rule of thumb.
05
Use true economics and a solved break-even
BrickPads subtracts acquisition, financing, rehab, contingency, holding, and selling costs without counting loan-principal repayment as a second economic expense. It compares net profit, profit margin, cash ROI, annualized return, and IRR with your Buy Box.
When selling costs include a percentage of the final price, the break-even sale price is solved algebraically instead of using a circular selling-cost estimate based on the base ARV. The 70% rule remains a screening reference only.
06
Make the downside visible
Base, downside, and upside cases use the supported ARV range and renovation allowance. The downside also applies the upper rehab estimate, a two-month hold delay, and a higher financing rate. Negative base-case economic profit is a hard Pass regardless of other score components.
07
Separate the investment target from market reality
BrickPads can calculate the price required by your profit and ROI targets. It presents a target range only when verified market evidence makes that range defensible; otherwise it explains that the deal does not currently overlap the market.
FAQ
Common investor questions
What costs should a flip calculator include?
Purchase price, acquisition closing costs, financing and points, rehab, contingency, holding costs, selling costs, and any property-specific permits, utilities, taxes, insurance, or association costs.
What is the 70% rule?
It is a screening shortcut, not a complete underwriting method. Financing, local selling costs, property type, renovation risk, target return, and market liquidity can make a different threshold more appropriate.
Why use an ARV range?
Comparable sales vary. A range communicates uncertainty and makes downside testing more honest than a single precise-looking number.