Start here. Fill in the property basics before moving to Comps or Rehab. Every calculation in this tool flows from these numbers.
Property & SF: Square footage is critical — it drives every $/SF rehab calculation. Use heated living area only, not total lot or garage.
Closing & Selling Costs: Buyer fees cover your title/escrow at purchase (~$1,500–$2,500 in Florida). Seller fees are title costs when you sell. Realtor % is only the listing side commission — you're the seller. The tax rate defaults to ~1.5% annual; the calculator applies it for half a year.
ARV Scenarios: These multiply your average comp $/SF to produce best, likely, and worst sale prices. 100% = comp average. Using 90% for "likely" builds in a conservative buffer — your flip probably won't sell at the exact top of comps.
Max Offer Calculator: Set your target profit first, then choose which ARV scenario to back into. The Deal Summary tab shows you the maximum purchase price that still hits your target.
Pull recently sold properties (ideally within 6 months) within ~0.5 miles of your subject property. Match on bed count, similar square footage, and similar condition. Zillow, Redfin, or the MLS are your best sources.
$/SF (price per square foot) normalizes for size differences between comps. The calculator averages all comp $/SF values and multiplies by your subject SF to estimate ARV. A tight $/SF range means your ARV estimate is solid — a wide spread signals more risk.
What to watch for: Flag anything unusual in Notes — garage vs. no garage, pool, metal roof, fully remodeled vs. dated. A comp with a pool or 2-car garage can inflate your average $/SF if your subject has neither. Consider excluding extreme outliers using the Y/N toggle.
How many comps: Aim for 5–8. Fewer than 3 and your average is unreliable. More than 10 may include sales that are too far or too old to be relevant.
| ✓ | Address | Sale Price ($) | SF | $/SF | Notes | Condition |
|---|
Enter your estimated cost for each line item. Pre-populated values are reasonable defaults for a typical Florida flip — adjust them to match your actual contractor bids or experience.
$/SF mode: Cost scales with house size (rate × subject SF = estimated cost). Use this for items like roof, flooring, paint — where bigger houses genuinely cost more.
Lump Sum mode: Fixed cost regardless of square footage. Use for mechanical systems (AC, septic, water heater), appliances, and trade-specific items where the quote is a flat number.
In/Out toggle (Y/N): Quickly include or exclude items to model different rehab scopes. "What if I skip the pool?" — toggle it out and watch the numbers update instantly.
Contingency: Always add 10–15% on top of your line-item subtotal. Unexpected costs (hidden rot, permit delays, price increases) are the rule, not the exception. 10% is the absolute minimum — use 15% if the house is older or the inspection revealed surprises.
| Line Item | Mode | Rate / Amount | Est. Cost | In | Budgeted |
|---|
This tab pulls everything together. The numbers here update live as you change inputs, comps, or rehab items on any other tab.
Scenarios (Best / Likely / Worst): Best uses 100% of comp average $/SF; Likely and Worst apply the discounts you set on the Inputs tab. Always verify the deal works in at least the Likely scenario — don't rely on Best Case alone.
ROI gauge: Shows your return on total cash invested (profit ÷ total cash in). Experienced flippers typically target 15–25%+. Below 10% and the deal may not justify the time, risk, and capital.
Profit Waterfall: Shows how ARV gets divided — what goes to purchase, rehab, fees, realtor, and what's left for you. A healthy deal has a meaningful green slice at the right end.
Max Offer Calculator: Works backward from your target profit. If the seller's current ask is above the max offer, you need to either negotiate down, reduce rehab scope, or accept a lower return.
The sensitivity table stress-tests your deal by varying two key unknowns simultaneously: what you pay (purchase price, rows) and what you sell for (ARV, columns). The center cell with the yellow outline is your current scenario.
How to use it: Scan the row for your expected purchase price — how many cells are green? If your ARV estimate is off by $10k or $20k, does the deal still work? If nearly everything in your row is red, the deal is fragile and depends too heavily on hitting the top of the market.
Color guide (profit): 8 bands from very dark green ($70k+) through light green ($0–$25k), light red ($0–$25k loss), up to very dark red ($70k+ loss). The finer the gradation, the easier it is to see where the deal starts to go sideways.
Adjusting the grid: Change the step sizes to zoom in or out. Smaller steps reveal more detail around your current scenario; larger steps show the full range of possible outcomes.
Center = current purchase price & best-case ARV. Yellow outline = current scenario.