Flip Deal Calculator Beachport Asset Group
123 Main Street
2/1 no garage · 797 SF
Verdict
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Likely profit
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Return on cost
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Cash in deal
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Max offer
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Break-even ARV
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How to use the Inputs tab

Start here. Every calculation in this tool flows from these numbers. Fill in the property basics before moving to Comps or Rehab.

Square footage drives every $/SF rehab calculation and the ARV estimate. Use heated living area only, not lot size and not the garage.

Holding costs are the quiet killer of thin flips. Property tax is estimated from the purchase price at the rate you set, prorated across the hold. The monthly line covers vacant-property insurance, power, water, lawn, and HOA. On a small Florida single family, $400 to $500 a month is typical. Insurance is budgeted here rather than in the rehab list, because it accrues per month rather than per job.

Selling costs are split into three lines because they behave differently. Realtor commission and Florida documentary stamp tax both scale with the sale price. Doc stamps run $0.70 per $100 of consideration in every county except Miami-Dade, so 0.70% is the default. Seller closing fees are the flat items: title and settlement work, prorations, and the estoppel or lien search.

ARV scenarios multiply your average comp $/SF by these percentages. 100% equals the comp average. Setting Likely at 90% builds in a buffer, because a flip rarely sells at the exact top of its comp set.

Next: pull sold comparables on the Comps tab, then build the cost estimate on Rehab Budget. The Summary and Advisor tabs update live as you go.
Property
Not ready to share the exact address? A cross street or approximate location is fine. Deals are evaluated on the numbers.
Purchase & holding—
Title, settlement, inspection
Months, close to close
Annual, of purchase price
Insurance, power, water, lawn, HOA
Selling costs—
Of sale price. Listing side only
0.70% statewide, 0.60% Miami-Dade
Title, settlement, prorations
Of sale price. Credits at closing
ARV scenariosPercent of average comp $/SF
Target & max offer
FinancingAll cash
Changes cash in deal and cash-on-cash return
Beachport Asset Group, LLC · Florida only
Want to wholesale or JV this deal?
If the numbers work but you need a buyer or a capital partner, Beachport Asset Group acquires deals and structures joint ventures with investors throughout Florida. We only buy in Florida. If your deal is here, reach out. We move fast.
☎321-209-4736
✉beachportassetgroup@gmail.com
How to use the Comps tab

Pull recently sold properties, ideally within six months and half a mile. Match on bed count, similar square footage, and similar condition. Zillow, Redfin, or the MLS are the usual sources.

Price per square foot normalizes for size differences. The tool averages the $/SF of every checked comp and multiplies by your subject SF to estimate ARV. A tight range means the estimate is solid. A wide spread means more risk, and the Advisor tab will flag it.

Average versus median. One high sale drags the average up but barely moves the median. When the two diverge by more than 10%, the median is usually the more defensible number, and the Advisor will say so.

Condition matters more than distance. Tag each comp, then use the filter to isolate a condition class. Comparing your finished flip against renovated comps is the honest test. A comp with a pool or a two-car garage inflates your average when the subject has neither, so uncheck it rather than letting it skew the set.

How many: five to eight. Below three the average is unreliable. Above ten you are usually reaching too far in distance or time.

Average $/SF
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Median $/SF
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Comps in use
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Likely ARV
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Sold comparables
Use Address Sale price SF $/SF Notes Condition
Comp $/SF, sorted low to highDots are individual sales. Rules mark the average and median.
How to use the Rehab Budget tab

Enter your estimated cost for each line. The pre-populated values are reasonable defaults for a typical Florida flip. Replace them with real contractor bids as you get them.

$/SF mode scales the cost with house size, which is right for roof, flooring, paint, and windows. Lump mode is a flat number regardless of size, which is right for mechanical systems, appliances, and anything quoted as one job. Switching between modes carries the current dollar figure across, so nothing is lost.

The Y/N toggle models different scopes without deleting anything. Toggle the pool out and watch every downstream number move.

Contingency is not optional. Hidden rot, permit delays, and material price moves are the rule rather than the exception. Ten percent is the floor. Use fifteen on anything built before 1980 or where the inspection turned up surprises.

Insurance is not in this list. It accrues monthly, so it lives in the holding costs on the Inputs tab alongside power, water, and lawn.

Line item subtotal
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Contingency
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Total rehab
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Cost per SF
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Line items
Line item Mode Rate / amount Use Budgeted
Where the rehab money goes—
Reality check
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How to read the Deal Summary

Everything on this tab is the likely case unless a heading says otherwise. Likely is the number to underwrite against. Best case is what you hope for and worst case is what you survive.

Return on cost divides profit by everything the project consumes: purchase, closing, holding, rehab, and financing. Cash-on-cash divides the same profit by the money that actually leaves your pocket, which is lower than total cost whenever a loan covers part of the purchase. With no loan the two are identical. With a loan, cash-on-cash is the number that tells you what your own capital earned.

Annualized return converts the hold into a yearly rate so a four-month flip and a nine-month flip can be compared honestly. It is the number to weigh against every other place that capital could go.

Break-even ARV is the sale price where profit reaches exactly zero. Compare it to your comp average. If break-even sits above the average comp, the deal needs the market to be better than it currently is.

The 70% rule is the rough screen most flippers apply before they run any spreadsheet: pay no more than 70% of ARV minus rehab. It is blunt and it ignores holding and financing, so treat a pass as permission to keep looking rather than as proof the deal works.

Purchase
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Total rehab
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Total project cost
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Cash in deal
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Likely ARV
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Likely profit
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Best case
ARV —
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Likely case
ARV —
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Worst case
ARV —
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Where the sale price goesLikely case
Return against thresholdsLikely case
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Deal economicsLikely case
Max offer
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Maximum purchase price
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70% rule screenBlunt instrument, not the answer
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How to read the Sensitivity tables

These tables vary the two things you cannot control: what you end up paying (rows) and what it ends up selling for (columns). The centre cell, ringed in ink, is your current likely-case scenario.

Read across your row. If the ARV estimate is off by $10,000 or $20,000 in either direction, does the deal still clear your target? A row that turns red one or two cells from centre is a deal that depends on being right about a number nobody is ever right about.

The colour bands are anchored to your target profit rather than to fixed dollar amounts, so they stay meaningful whether you are underwriting a $120,000 cottage or a $700,000 rebuild. Every cell also prints its value, so the numbers never depend on reading the colour.

Adjust the step sizes to zoom in or out. Small steps show fine detail around your current scenario. Large steps show the full range of what the market could do to you.

A deal that is only green in one or two cells near the centre is fragile. A good deal shows a wide band of green that survives being wrong in both directions at once.
Grid settings
Profit—
Return on costSame grid, expressed as a percentage return