Fix and flip
calculator.

Start from the after-repair value and subtract everything: the purchase price, the rehab budget, the financing cost over the hold, points and closing costs at both ends, the agent commission on the sale, and the carry — insurance, utilities and property tax for every month you own it. What remains is net profit. Return is that profit measured against the cash you actually put in, not against the total project cost.

It caps your offer at 70% of the after-repair value minus the rehab budget, leaving roughly 30% of ARV to absorb financing, carry, commission and profit. It is a screening heuristic rather than an underwriting standard — useful for rejecting a deal quickly, too blunt to accept one. The calculator shows it beside the figures that actually decide the outcome.

Less than most calculators tell you, if the loan is drawn properly. Rehab money is released in draws as work completes, so the average outstanding balance sits well below the full facility — but the common formula charges the entire loan from day one, which overstates the interest on a rehab deal by roughly 20 to 35 percent. This calculator prices the drawn balance and shows you the difference.

The one you were actually quoted. NexWin Capital Corp. places lender capital rather than setting the price, so we will not pre-fill a number that would read as a quote — several calculators in this field do hard-code one, which quietly anchors every deal you model on it. Instead the tool solves the question from the other direction: it tells you the break-even rate for your own deal, and the highest rate that still clears your target return.

More than the listing's tax history suggests, and that catches investors out. A change of ownership reassesses the property to a new base year value equal to your purchase price under Proposition 13, so you inherit the price you paid, not the seller's long-held basis. A separate supplemental bill (Revenue and Taxation Code sections 75 to 75.72) covers the difference, prorated from your close date, and it is not paid from an impound account. A purchase closing between January and May spans two assessment rolls and generates two of them.

Typically interest-only during the term: the balance times the annual rate divided by twelve, each month, with the principal repaid when the property sells. That keeps the carry down while the work runs, and it is why the calculator's ‘Interest on the drawn balance’ line grows with every extra month of hold. The exact structure — and whether any of the rehab budget draws interest before it is drawn — is set by the lender's term sheet.

It can, and the term sheet is where the answer lives. Some lenders write a minimum-interest floor into short-term deals so a first-month exit still earns them a set amount; others let an early sale close clean. A fast sale is the whole plan on a flip, so read the prepayment language before you sign rather than at payoff — between two similar quotes, it is often the clause that decides which one is actually cheaper.

From closed sales of renovated comparables in the same submarket, as recent and as similar as you can get — not from list prices, and not from purchase price plus rehab, which is a cost, not a value. Appraisers will do the same exercise with less optimism, so if your ARV only works with the most generous comp on the list, the loan will be sized off a number you do not like. The ARV section above walks through what counts as a real comp.

Both, because a flip does not let you separate them. The deal side is the arithmetic on profit: purchase, rehab, after-repair value and the costs of selling. The loan side is what the money costs while you own the property — interest on the drawn balance, points at close, and the holding costs that run whether or not the work is finished. A deal that pencils before financing and stops penciling after it is the exact mistake this arithmetic exists to catch, which is why both run on one page instead of two.

No. It is arithmetic that runs in your browser, and nothing is submitted when you use it. The figures are estimates for planning, not an appraisal, quote, pre-approval, offer or commitment to lend, and the property tax figures are an estimate of public assessment mechanics rather than tax advice.