How to Use This Calculator
The calculator models a complete wholesale or fix-and-flip transaction from purchase to resale. Defaults are pre-loaded with a typical example deal so you can see how the numbers flow before changing anything.
- Deal Setup — pick Wholesale or Fix & Flip, enter purchase price, hold time in months, and ARV.
- Costs & Fees — repair costs, monthly-rated carrying costs (taxes, insurance, utilities, HOA), and the closing-cost percentage on purchase. Monthly costs are pro-rated by hold time.
- Financing — pick None (cash deal), LTV (% of ARV), or LTC (% of Purchase + Repairs). Add rate and points.
- Sales Costs — listing and buyer commissions plus closing on the resale, all as percent of ARV.
The right-side panel updates on every keystroke and shows the headline metric (net profit and annualized ROI) plus a full underwriting breakdown.
The Formulas
- Total Investment = Purchase + Repairs + Carrying Costs + Purchase Closing Costs.
- Loan Amount = LTV × ARV or LTC × (Purchase + Repairs).
- Interest Cost = Loan × Rate × (Hold Months ÷ 12) — simple interest over the hold.
- Total Capital Required = Total Investment + Total Financing Costs − Loan Amount.
- Total Sales Costs = ARV × (Listing % + Buyer % + Resale Closing %).
- Cash Net Profit = ARV − Total Investment − Total Sales Costs.
- Financed Net Profit = ARV − Total Investment − Total Financing − Total Sales Costs.
- Annualized ROI = ROI × (12 ÷ Hold Months).
Florida-Specific Notes
- Florida documentary stamp tax on the deed is $0.70 per $100 of purchase price (collier counties pay 0.70 plus county surtax). Add this to your purchase closing-cost percentage. See the FL Doc Stamp calculator for the exact line.
- Property insurance in coastal Florida zip codes can run $3–$8 per $1,000 of insured value annually — model this as a monthly cost. See the FL Insurance Estimator.
- Property taxes reset on sale under save-our-homes; budget the new millage rate against the buyer's assessed value. See the FL Property Tax Estimator.
- Hurricane wind and flood deductibles are typically excluded from the carrying cost calculation but should be reserved separately if the hold period spans June – November.
FAQ
What does this calculator compute?
It runs a full wholesale or fix-and-flip pro forma in two flavors: cash deal and financed deal. You input purchase price, repair costs, carrying costs (taxes, insurance, utilities, HOA, legal, miscellaneous), purchase and resale closing costs, optional financing terms (LTV % of ARV or LTC % of Purchase + Repairs, plus rate and points), sales commissions, and the After Repair Value. It returns total investment, financing cost over the hold, total capital required, net profit, ROI, and annualized ROI — recalculated on every keystroke.
When should I use LTV vs LTC financing?
LTV (loan-to-value) is the lender constraint on stabilized or near-stabilized properties — typically capped at 65–75% of the After Repair Value. LTC (loan-to-cost) is the constraint hard-money and bridge lenders impose on heavy fix-and-flip deals — typically 80–90% of Purchase + Repairs. Whichever produces the smaller loan amount is what the lender will actually fund. Run the calculator both ways and use the smaller number for your underwriting.
Why is Annualized ROI different from ROI?
ROI is the profit on the deal as a percent of capital invested. Annualized ROI scales that return to a 12-month period — Annualized = ROI × (12 ÷ hold months). A 20% return earned in 6 months is a 40% annualized return; the same 20% earned in 18 months is only ~13% annualized. Use Annualized ROI to compare deals with different hold periods on a level playing field.
Are wholesale deals modeled differently than flips?
Yes. Select "Wholesale" in the Deal Type dropdown and an Assignment Fee field appears — that is the wholesaler's spread between contract price and the price the end-buyer pays. Wholesalers typically incur minimal carrying costs because they assign the contract before closing; you can zero out taxes, insurance, utilities, and HOA for a clean wholesale model.
How accurate are the financing numbers?
The interest line uses simple interest over the hold period — a reasonable approximation for short flips (under 12 months) and standard interest-only bridge loans. For amortizing loans or holds longer than 18 months, use the full Mortgage + Amortization calculator and replace this calculator's financing line with the more precise figure.
What ARV should I use?
Use the median price of three closed comparable sales within 0.5 miles, completed in the last six months, with similar bed/bath count, livable square footage (within ~15%), and post-renovation condition. A BPO from a licensed Florida broker is the institutional-grade version of this exercise — Linton Global Solutions delivers exterior BPOs in 24 hours and interior BPOs in 48 hours on Florida properties.