← Back to BlogMay 20268 minDan White
Free House Flip Calculator — Profit, ROI, and Max Offer
A house flip calculator runs the numbers that determine whether you make money or lose it: purchase price, rehab cost, holding costs, selling costs, and projected profit. FreeDealCalc runs the full analysis free — no spreadsheet required.
Market Context
Live Market Data
Washington, DC Housing Market
Cool Market
Data through Mar 2026
Median Sale Price
$590,000
+0.8% YoY
Median Days on Market
44 days
lower = faster market
Sale-to-List Ratio
99.7%
buyers' market
Homes Sold
4,457
last reported month
Source: Redfin Data Center. Updated monthly. Data reflects Washington, DC residential sales.
redfin.comWhat a Flip Calculator Needs to Be Accurate
Most flip calculators online are oversimplified — they ask for ARV and rehab and spit out a number. A real flip analysis requires: purchase price, closing costs in, rehab budget with contingency, financing costs (rate, points, term), holding costs (taxes, insurance, utilities), and selling costs (commissions, closing costs out). Miss any of these and your profit projection is wrong.
The Numbers FreeDealCalc Runs
- Max Allowable Offer: (ARV × 0.70) − Rehab — your ceiling before the deal stops working
- Total acquisition cost: Purchase + closing costs + inspection
- Total rehab cost: Your estimate + 10–15% contingency
- Holding costs: Financing interest + points + taxes + insurance + utilities for your hold period
- Selling costs: Agent commissions + closing costs + staging
- Net profit: ARV minus all of the above
- ROI: Net profit divided by total cash invested
Run Your Flip Analysis Free
Tell Freddie your address, ARV, and rehab estimate — get the full flip analysis including max offer, profit, and ROI in one conversation. Free.
Calculate My Flip Profit Free →What Counts as a Good Flip Return
- Minimum: $25,000–$30,000 net profit or 15% ROI — below this the risk isn't worth it
- Good: $40,000–$60,000 net profit, 20–30% ROI
- Excellent: $75,000+ net profit, 35%+ ROI
In Northern Virginia where ARVs are high, absolute dollar profit matters more than percentage. A 15% ROI on a $500K ARV flip is $75K — that's a great deal. A 25% ROI on a $200K ARV flip is $50K — also great. Don't obsess over the percentage in isolation.
Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in real estate for 20+ years.