Short-cycle, profit-on-sale. The fix-n-flip analyzer computes after-tax margin and the annualized ROI on the capital you actually deploy — then stress-tests the two killers: rehab overruns and schedule slips.
Every panel is interactive — change a rehab budget, ROI and 70% rule both recompute.
Purchase + rehab + carry + selling costs stacked against ARV. The gap is profit before tax.
Your offer vs (ARV × 70%) − rehab. Inside the rule = green, paying too much = red. Adjustable to 65% or 75%.
Pre-tax, after-tax, and annualized. A $50k profit on a 4-month flip isn't the same as on a 14-month flip — the chart makes that obvious.
+10/+20/+30% rehab overruns × +2/+4 month schedule slips. Where do profits go negative? It's almost always sooner than you think.
Three financing paths modeled on this exact deal. Hard money's high carry vs cash's opportunity cost vs conventional's slow close.
Recycle the same capital across flips. After-tax profit compounded at your assumed cadence — and benchmarked against an 8% index.
Recent sale comps from RentCast, ranked against your ARV estimate. Inflated ARV is the most common flip lie.
Reverse-solves the highest purchase price that still hits your target margin + annualized ROI. Hero number + binding constraint.
(ARV × 70%) − rehab. Bakes a 30% margin for everything that goes wrong. Adjustable per market.
Interest accrues on the average outstanding balance: 50% during draws, 100% post-final. Slip 2 months on a $200k HM loan = ~$3,700.
(1 + profit/capital)^(12/months) − 1. Compares flips of different durations apples-to-apples. Flat profit lies.
Flips held under 12 months hit ordinary income + self-employment tax — not capital gains. The model handles the dealer-tax case.
Sign up free and run your first deal in minutes. No credit card. No setup. Or jump straight into the demo to see what the analyzer does on a worked example.