Stop Paying. Start Winning.

Free AI fix and flip calculator. Real investor numbers, in seconds.

Tell Freddie about your flip — purchase, rehab, ARV, hard money or cash — and get profit, ROI, margin, and a 0-100 deal score. Every flip cost factored in: closing both ways, realtor commission, holding costs, hard money points and interest. The 70 percent rule check is built in.

F
Freddie
AI Deal Analyst · Online
Hey, I'm Freddie. Got a flip you're looking at? Tell me purchase, rehab, ARV, and how you're financing it.
Free · No signup required to see your score

What you get — free

Most flip calculators charge $20-100 per month. Freddie does it all free, with deeper math and document generation no other tool offers.

Profit, ROI, Margin
Three numbers that tell you whether the flip works. Freddie shows them side by side with color-coded thresholds — green if it pencils, red if it doesn't.
0-100 Flip Score
A single number weighted across margin, ROI, and rehab ratio. Strong flips score 75+. Marginal flips score 40-60. Walk-away flips score under 40.
70% Rule Check
Freddie automatically calculates the 70 percent rule maximum offer for every deal. You see whether your purchase price is above or below the line.
Hard Money Math
Tell Freddie hard money and he factors in 4 points origination plus 12% annualized interest. The score reflects the real cost of capital.
Score Certificate PDF
A shareable, printable Score Certificate to send to lenders, partners, or buyers. Free for registered users.
Seller Proposal Letter
Turn any analyzed flip into a professional offer letter you can send to a homeowner. Most platforms charge for this. Freddie does it free.

How the flip calculator works

01
Tell Freddie about the flip
Purchase price, rehab budget, ARV, hold time, financing. Type it however you want — Freddie pulls the numbers out of plain English.
02
Freddie runs the full cost stack
Closing costs both ways, realtor commission, holding costs by month, hard money points and interest if applicable. The 70% rule check happens automatically.
03
Get your score and your numbers
Profit, ROI, margin, and a 0-100 deal score. Save the flip, generate documents, send to your lender or your buyer.

Every flip cost — factored in

Most calculators show you a profit number that ignores half your real costs. Freddie doesn't. Here's the full cost stack on every flip.

Purchase price
Your acquisition cost, the starting line.
Rehab budget
Materials, labor, permits, contingency. Whatever you tell Freddie.
Buying closing costs
Calculated at 2% of purchase price — title, transfer tax, recording fees, lender fees.
Selling closing costs
Calculated at 1.5% of ARV — your share of the sale-side fees and concessions.
Realtor commission
Calculated at 2.5% of ARV — buyer-side commission paid by seller (you).
Holding costs
Calculated at 0.5% of ARV per month — taxes, insurance, utilities, lawn, vacancy.
Hard money costs
If you are using hard money: 4 points origination plus 12% annualized interest on the purchase amount, prorated to your hold time.
Defaults are based on national averages. You can override any percentage when you talk to Freddie.

FreeDealCalc vs. the other flip calculators

Most house flipping calculators are paid form-fillers. Freddie is conversational, free, and built by an active flipper.

FeatureFreeDealCalcDealCheckBiggerPocketsPrivy
Free flip calculator✓$20/moPro tier$97/mo
Conversational AI analyst✓———
70% rule check built in✓✓✓—
Hard money cost modeling✓✓✓—
Score Certificate PDF✓———
Seller Proposal generator✓———
Built by active flipper✓—✓—
Pricing reflects publicly listed plans at time of publication. Always check the source for current pricing.
Real flip · Real numbers

A Northern Virginia $115K flip — Freddie scored it 100/100 before we closed.

Most flippers chase the renovation. We chased the math. Bought a hoarder house for $210K, paid $5K for a cleanout, sold it as-is one month later for $349K. The $115,050 profit came from buying right, not from the renovation. The next investor — a flipper who bought it from us — did the full renovation you see in the after photo and made money on the other side. That's the wholetail flip strategy.

Hoarder house kitchen before cleanout, Northern Virginia fix and flip deal — purchased $210,000
Before · As-purchased
Same Northern Virginia property after renovation — completed by the next flipper who purchased it from us as-is
After · Buyer's renovation

We sold the property in as-is condition after the cleanout for $349K. The renovation pictured was completed by the buyer who purchased it from us. The $115,050 profit reflects our wholetail flip exit, not the renovation work.

The Flip Numbers
Purchase
$210,000
Cleanout cost
$5,000
Sale price
$349,000
Hold time
1 month
Strategy
Wholetail flip
Net profit
$115,050
100
Flip Score
Strong Flip
The Flip Lesson
Most new flippers think the money is in the renovation. It isn't. The money is in the buy. If you buy right, almost any exit works — full reno, light cosmetics, wholetail, or assignment. If you buy wrong, no renovation will save you. Freddie's flip score is calibrated around that lesson.

Common questions about the flip calculator

What is a fix and flip calculator?+
A fix and flip calculator runs the numbers on a flip deal — purchase price, rehab budget, ARV, holding costs, financing — and tells you what your profit, ROI, and margin will look like before you close. FreeDealCalc's flip calculator, powered by Freddie, walks you through the inputs in plain English and produces a 0-100 deal score so you know whether to pull the trigger or walk away.
Is the FreeDealCalc flip calculator actually free?+
Yes. Anyone can run unlimited flip deals through Freddie and see their score on screen at no cost. No credit card. Free registered users also unlock Score Certificates, Seller Proposals, and Disposition Packages — all included in the free tier. DealCheck charges $20/month for similar features. BiggerPockets locks their flip calculator behind their Pro tier.
How does Freddie calculate flip profit?+
Freddie computes net profit as ARV minus purchase price, rehab budget, buying closing costs (2% of purchase), selling closing costs (1.5% of ARV), realtor commission (2.5% of ARV), holding costs (0.5% of ARV per month), and loan costs if you are using hard money. The model is calibrated against thousands of real flips, including the founder's own 20+ years of fix-and-flip transactions in the Northern Virginia market.
What is the 70 percent rule and does Freddie check it?+
The 70 percent rule is a quick screen that says you should pay no more than 70% of ARV minus rehab. So if ARV is $400,000 and rehab is $50,000, the most you should pay is $230,000. Freddie automatically runs the 70 percent rule check on every flip deal alongside the full margin and ROI math, so you see both views at once.
Does the calculator handle hard money loans?+
Yes. Tell Freddie you are using hard money and he automatically adds 4 points origination plus 12% annualized interest into the cost stack. The score reflects the real cost of capital, not a cash-buyer fantasy. If you are using cash or conventional, Freddie skips the loan costs.
Do I need an account to use the flip calculator?+
No account is required to run a flip deal and see your score on screen. A free account unlocks the document generators (Score Certificate PDF, Seller Proposal letter, Disposition Package) and saves your deals to a dashboard so you can track your pipeline.
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