Enter your purchase price, rehab budget, and after-repair value (ARV). You'll instantly see your projected profit, return on cost, and the 70%-rule maximum offer — with carry costs computed like a lender's (months held × financing + your market's measured property-tax rate), not a guessed flat fee.
Pre-filled with an example Phoenix flip — edit any field. Estimates are for screening; verify with your own comps and a contractor bid.
This calculator only works if your ARV and rehab estimates are right. DevelopmentIntelligence estimates both automatically — ARV from real comparable sales, rehab from regional construction costs — and surfaces the off-market Phoenix teardown and fix-and-flip deals the MLS never lists, already scored and ready to run through this calculator. Our comps model is back-tested against recorded sales — 4.9–9.2% median error per market, published at /accuracy.
A profitable flip comes down to five numbers: what you pay, what you spend on the rehab (plus soft costs), what it sells for (the ARV), the cost of selling it, and the carry — financing, taxes, and insurance — for every month you hold it. This house flipping calculator combines them into the figures that actually decide a deal:
The 70% rule is the classic house-flipping guardrail: never pay more than 70% of the after-repair value, minus your rehab costs. In other words, MAO = (ARV × 0.70) − rehab. That 30% spread is your buffer — it covers selling costs, holding costs, financing, and your profit. If the asking price is above your MAO, the deal is telling you to negotiate or walk. The calculator flags this automatically: green means you're at or below the 70% rule with a healthy margin; amber means you're over the rule or the margin is thin; red means the deal loses money at these numbers. (When rehab tops 70% of ARV the rule no longer applies, so the calculator says so instead of showing a negative max offer.)
ARV is what the home is worth after the renovation, and it's the single most important input — get it wrong and every other number is wrong. The right way to estimate it is with recently sold comparable properties ("comps"): similar size, age, and condition, sold in the last few months within about a mile. Average their price per square foot and apply it to your renovated home. This is exactly what DevelopmentIntelligence's comps engine does automatically for every parcel in a market. Our comps model is back-tested against recorded sales — 4.9–9.2% median error per market, published at /accuracy.
For a screening number, estimate rehab by scope and square footage. The tiers our screening engine uses: a cosmetic refresh ≈ $15/sqft (paint, flooring, fixtures), a standard renovation ≈ $35/sqft (kitchen, baths, systems touch-ups), and a full gut ≈ $75/sqft — each multiplied by a regional cost index, quoted at roughly ±15%, with a further +15% contingency on top. These are screening benchmarks, not bids — verify with a GC walkthrough before you commit. The quick-fill in the calculator above uses the same tiers. Regional labor and material prices matter too, which is why our regional cost model prices a rebuild or renovation per parcel using current construction costs.
A calculator tells you whether a deal works. It doesn't find the deal. That's the real bottleneck for flippers — sourcing properties priced below their MAO before everyone else does. DevelopmentIntelligence scores every parcel in your market for teardown, value-add, rental, and commercial upside from public county data, then hands you the mispriced, often off-market ones — with the ARV, rehab, and deal math already filled in. Browse scored Phoenix value-add deals →
Get this exact breakdown — your profit, carry, return on cost, and 70%-rule max offer — in your inbox, plus a few off-market Phoenix deals already priced for flips from public county records.
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