Real Estate Deal Calculator
Enter your deal numbers to instantly calculate profit, ROI, and whether your offer makes sense using the 70% rule.
Deal Details
Analysis
Enter deal details to see the analysis.
How this works
This calculator adds up every dollar you put into a deal — purchase price, rehab, holding costs, and closing costs — to give you your total investment. Subtract that from the after-repair value (ARV) and you have your gross profit. Divide profit by total investment to get ROI.
The 70% rule is the industry shorthand for a safe wholesale or fix-and-flip offer. The formula is: (ARV × 70%) − rehab costs. The 30% cushion is meant to cover your profit, acquisition costs, and holding costs. Think of it as a built-in margin of safety, not a guarantee.
Holding costs are the silent deal-killer. Every month you own a property costs you mortgage interest (or opportunity cost if paying cash), taxes, insurance, and utilities. On a $200K property at 12% hard money, that's roughly $2,000/month — $12,000 on a 6-month flip. Include them.
Closing costs appear twice: when you buy and when you sell. This calculator only captures the buy-side. Remember to factor sell-side costs (agent commissions, title, transfer taxes) into your ARV assumptions separately.
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Frequently Asked Questions
What is the 70% rule?
The 70% rule states that an investor should pay no more than 70% of the after-repair value (ARV) minus estimated rehab costs. It provides a quick margin-of-safety buffer for acquisition costs, holding costs, and profit.
Should I always use the 70% rule?
The 70% rule is a starting point, not a hard ceiling. In hot markets, experienced investors sometimes go to 75–80% with thinner spreads. In slower markets or with uncertain rehab estimates, staying at 65% protects your downside.
What counts as a holding cost?
Holding costs include property taxes, insurance, utilities, loan interest (if financed), and any HOA dues paid while you own the property before resale. For flips, 6–12 months is a common estimate.
How should I estimate closing costs?
Closing costs typically run 2–5% of the purchase price when buying, and another 6–10% on the sale side (agent commissions, title, transfer taxes). Use 3% as a conservative buy-side starting point.