Does this include a hard money loan?

No. This public tool is cash only so the result is easy to check. In RehabOS you can model hard money, bank debt, and stacked loans on the same worksheet.

What counts as holding?

Monthly carry while you own it: taxes, insurance, utilities, HOA, vacant costs. Leave it blank if you want a no-carry look. Months held is rehab time plus time to sell.

Why is selling cost 8%?

That matches RehabOS defaults: about 6% agent commissions plus 2% for title and closing. Override it if you sell FSBO or pay a different rate.

Flip profit calculator

Free fix-and-flip profit calculator. Enter purchase, ARV, rehab, holding, and selling costs to see net profit, ROI, cash needed, and MAO. Runs in your browser. Nothing is saved.

How to use this calculator

Enter purchase price, ARV, and rehab. Those three set the skeleton of the deal.
Add monthly holding and months held so profit is not just ARV minus purchase.
Selling costs default to 8% of ARV (commissions and closing). Change them if your market is different.

Open the Flip profit calculator