Fix & Flip Profit Calculator

Flips fail on the costs nobody wrote down: two points on the hard money, six months of interest instead of four, a rehab that ran 15% over, the commission on the way out. Each one is small. Together they turn a $40,000 paper profit into a break-even, and you only find out at the closing table. A flip has to be modeled with every cost category in the room and then stress-tested, because the base case is never what happens.

The Fix & Flip Profit Calculator is a 4-sheet Excel workbook with 22 formulas that ties the whole deal together. Deal & Financing takes purchase price and buy-side closing costs, then models a hard-money loan with loan amount, points percentage, interest-only APR, and months held, returning points cost, interest cost, total financing cost, and the cash you need at closing (set the loan to zero for a cash purchase). The sale block takes expected sale price, agent commission percentage, and seller closing and transfer percentage. The Rehab Budget sheet lists 50 line items from demolition and dumpsters through foundation, roof, siding, windows, plumbing, electrical, HVAC, insulation, drywall, paint, kitchen, two bathrooms, three flooring types, remediation, cleaning, staging, and photography, each with a Budget and an Actual column, a contingency percentage, and a total. Holding Costs itemizes six monthly lines (taxes, builder's risk insurance, utilities, lawn and security, HOA, misc) and multiplies by months held. Profit & Scenarios computes all-in cost, net profit, cash invested, return on cash, and annualized return, then recomputes net profit under best, base, and worst cases that shift sale price, rehab cost, and months held together (worst case defaults to a 7% lower sale, 15% rehab overrun, and two extra months).

You walk away knowing the profit, the return on the cash you actually tie up, and whether the deal survives a bad month. First 15 minutes: fill the Deal & Financing inputs, walk the house with the Rehab Budget open and type a number on every line that applies, enter your six holding costs, then read the worst-case cell on Profit & Scenarios. If it is negative, the deal has no margin for error. Works in Microsoft Excel and Google Sheets.