Fix & Flip Analysis + Profit Tracking
Analyze, Track & Benchmark Every Fix and Flip
Know if a deal works before you offer — max offer, profit and ROI from real comps in minutes. Catch overruns while you can still act, not at the closing table. And let every sold flip sharpen the next: your real cost per square foot, closing costs and hold times, quoted back as you underwrite.
Underwrite the flip, then let it price your next one
Example uses public listing data for illustration. See disclaimer.
Stop guessing and start calculating. Know your maximum offer price and projected profit before you make the offer — and exactly where every dollar went after you own it.
Remy
Your AI real estate agent
Your AI Agent
Have Remy Underwrite the Flip
Tell Remy the repair budget and the rule or the return you want, and it runs the Fix & Flip analysis — max offer, net profit, ROI — and saves it here. Once you buy, it tracks the flip and logs your expenses as you go.
Underwrite 4210 W Grace St as a flip — 45k of repairs, 70% rule
Your max offer is $194,400. That's 70% of the $342,000 after-repair value less the $45,000 rehab.
- Net profit about $67,300 after 2% buy closing, 8% selling costs and four months of holding
- 27.2% ROI, 54.4% annualized on a six-month project
It's saved on your Fix & Flip list. Want the offer message to the listing agent at that price?
Fix & flip analysis: 4210 W Grace St, Tampa, FL 33607
4210 W Grace St, Tampa, FL 33607
- arv
- $342,000
- originalArv
- $342,000
- maxOffer
- $194,400
- repairCosts
- $45,000
- contingency
- 0
- totalInvestment
- $247,300
- netProfit
- $67,300
- roi
- 27.2%
- annualizedRoi
- 54.4%
- rentalEstimate
- $2,650
property
- propertyType
- Single Family
- bedrooms
- 3
- bathrooms
- 2
- squareFootage
- $1,520
method
- calculationMethod
- rule
- rulePercent
- 70.0%
- targetRoi
- —
- targetAnnualizedRoi
- —
timeline
- rehabMonths
- 4
- salePeriodMonths
- 2
- financingType
- Cash
How It Works
Simple inputs, comprehensive analysis
Enter Property Details
Input address, bedrooms, bathrooms, and square footage
Get Auto-Calculated ARV
We analyze comparable sales to estimate After Repair Value
Set Rehab Costs
Enter repair costs, timeline, and financing details
See Results & Comparison
View max offer, profit, ROI, and the flip vs rent comparison
From First Offer to Final Sale — and Smarter on Every Flip After
Real screens from the house flipping calculator and the Flip Profit Tracker. Underwrite a deal in minutes, track every dollar through the sale, and turn each finished flip into the numbers that price your next one.
New Analysis
Know If a Deal Works Before You Finish Your Coffee
Most flippers lose good deals to slow math. By the time the spreadsheet is filled in, someone else has the contract. Answer the only question that matters — does this pencil? — in the time it takes to read the listing.
- Type an address — after-repair value and comparables are pulled for you, not guessed at
- Rehab, holding time and financing in one short form; no spreadsheet to maintain
- Change any assumption and every number re-solves instantly
- The whole underwrite is saved, so you can defend the number to a partner weeks later
Deal Analysis
One Screen That Says Buy, Negotiate, or Walk
A flip fails in the assumptions, not the paint colors. Seeing profit, ROI and the full cost stack together is what stops you talking yourself into a deal that only works if nothing goes wrong.
- Net profit, ROI and annualized ROI on the deal exactly as you entered it
- Every cost itemized underneath — purchase, rehab, holding, financing, selling
- Deal quality graded so a marginal deal announces itself instead of hiding in the math
- Override any figure with your own contractor quote and watch the verdict move
Maximum Offer
Walk Into the Negotiation With a Ceiling You Won't Drift Past
Deals are lost by overpaying just as often as by bidding too low. A number worked backwards from your own return target turns a negotiation into arithmetic you have already done.
- The highest price that still hits your target return, solved backwards from ARV and costs
- Set the target as ROI or annualized ROI — the offer re-solves around what you actually require
- Know your walk-away number before the seller names theirs
- Defensible on the spot: every input behind the ceiling is on the same screen
Market Comparables
Defend Your ARV When Someone Challenges It
An ARV you can't explain is an ARV nobody will fund. When the comps are on the table and the bad ones can be removed in a click, the conversation moves from argument to agreement.
- Every comparable behind the after-repair value, with price, size, distance and correlation
- Exclude the ones that aren't truly comparable — the ARV, profit and max offer all re-solve
- Show a partner or lender exactly which sales your number rests on
- No black-box estimate you have to take on faith
Investor Price Intel
See What Your Competition Is Actually Paying
Your offer competes with other investors, not with the asking price. Knowing what they paid last quarter on the same streets is the difference between a contract and a polite no.
- Nearby homes bought and resold within 12 months — real investor buys, mapped
- The discount they bought at, and what that implies for your own offer
- Know whether your price is competitive before you submit it
- Spot the streets where flips are actually selling, not just listing
Know Where Every Flip Stands Without Chasing Anyone
The analysis becomes the deal. Log costs as they happen, watch the budget in real time, and see the profit you are actually going to make — not the one you hoped for in month one.
Analysis → Deal
The Moment You Buy It, Nothing Gets Retyped
The gap between analyzing deals and running them is where most tools stop and most spreadsheets die. Here the numbers you underwrote follow the house you bought — and become the yardstick you are graded against.
- One click turns the analysis into a tracked deal
- Your underwriting is frozen as the estimate you'll be measured against
- The rehab budget becomes the plan the expense log checks against
- The original analysis stays untouched, so the forecast is never rewritten by hindsight
Add It By Hand
Every Flip Counts — Including the Ones You Already Sold
Almost nobody arrives with an empty pipeline. There is a rehab underway — and there are the ones you finished last year that never touched this software. Put in both. Smart Rental Investor counts a hand-entered flip in your history, your performance and your benchmarks exactly like an analyzed one, so your track record starts with the work you have already done instead of waiting on your next three purchases.
- Add the flip you are mid-rehab on without inventing an analysis to justify it
- Go back and enter the ones you already sold — finished deals are what your history, performance and benchmarks are built from
- Give it the square footage and that flip counts toward your cost per square foot like any other
- Three sold flips and your own numbers start setting the targets for the next one
- Itemize each rehab and every past flip adds cost-per-category benchmarks, not just this deal
My Flips
Every Project on One Board, With Its Real Status
Running three flips from memory works right up until it doesn't. One board with a real stage on every deal is the difference between managing projects and reacting to them.
- Purchased, in rehab, listed, sold — the whole portfolio at a glance
- Search, filter and sort by stage or financing when you are running several at once
- Open any deal to its full ledger in one click
- No more asking your project manager which house is where
Expense Log
Every Dollar on the House, in One Ledger
Receipts in a truck console and a text thread with your contractor is how flips quietly go over budget. A ledger you actually keep is the cheapest insurance in this business.
- Log a cost in seconds — date, category, amount
- Categorized as you go, so the totals are always current
- Export the deal's ledger to CSV for your accountant at tax time
- "What have we spent so far?" stops being a phone call
Budget vs. Actual
Catch an Overrun in Week Three, Not at Closing
An overrun found at the closing table is a loss. The same overrun found in week three is a decision — change the scope, change the price, or accept it with your eyes open.
- Rehab spent against the budget you underwrote, on the deal header
- Watch the gap open while you can still do something about it
- Every expense you log moves it immediately
- The budget came from your analysis — you never re-enter it
Estimate vs. Actual
Find Out Which of Your Assumptions Are Lying to You
Every flipper thinks their estimates are close. Almost nobody measures. This is the screen that tells you whether your rehab numbers run 5% over or 30% over — and that single fact changes every offer you make from here.
- What you assumed against what it cost, line by line
- See the pattern: rehab always over, hold time always long, ARV always optimistic
- The feedback loop that makes your next underwrite sharper
- Nobody else will tell you this — your spreadsheet certainly won't
Every Flip You Finish Makes the Next One Sharper
After three sold flips the app stops quoting rules of thumb and starts quoting you — what your kitchens really cost per square foot, what your closings really run, how long your rehabs really take.
Cost Benchmarks
Know What a Kitchen Costs You — Not What a Blog Says
Ask ten flippers what a bathroom costs and you get ten numbers, none of them yours. This is the one number that ends the argument with a contractor, and it is built from work you have already paid for.
- Rehab cost per square foot from your own logged expenses, with the range around it
- Broken out by work type: kitchens, bathrooms, roofing, flooring, paint
- Price a contractor's quote against what you have actually paid for that exact work
- Honest about small samples — anything under three deals is flagged, never dressed up as typical
Transaction Costs
Find the Money Leaking Out on Both Closings
Transaction costs are the quietest line on a flip: nobody negotiates them, everybody guesses them, and two points of drift on both ends is most of a month's profit.
- What buying actually costs you, as a percentage of purchase price
- What selling actually costs — closing and commission, tracked separately
- Compare against what your next analysis is assuming, side by side
- Stop underwriting with round numbers you inherited from someone else
Timeline Benchmarks
Budget the Hold Time You Actually Have, Not the One You Hope For
Optimistic timelines are the most expensive habit in flipping, because every extra week is taxes, insurance, utilities and interest. Your own median is the only honest input.
- Median days from purchase to listing, and listing to sale — from your own dates
- The range, so you can plan for the slow one instead of the lucky one
- Every extra week is holding cost; this is what it really runs
- Feeds the hold estimate on your next analysis automatically
History in the Calculator
Every Flip You’ve Sold, Answering for the Next One
This is the part no spreadsheet gives you. The moment you type a square footage, the app tells you what a house that size has cost you before — so the budget you enter is anchored to your own spending, not to hope.
- The rehab field tells you what your flips have actually cost per square foot — every deal you have sold, not a recent handful
- The same happens under closing costs and commission, against what this analysis assumes
- Every hint explains the math and names the deals behind it
- You stop underwriting from memory and start underwriting from evidence
History in the Calculator
Hold Times You Have Actually Achieved, Beside the Ones You Are Typing
Every extra week is taxes, insurance, utilities and interest. Typing three months when your own five flips averaged nearly four is a hole in the profit before any work starts — and this is the moment you find out.
- The rehab field names your median purchase-to-listing time in months and days, next to the number in the box
- The sale period field does the same for listing to sale
- An optimistic timeline is visible as optimistic before you commit to it, not after the interest accrues
- Both feed the holding costs on the deal, so the profit figure moves with reality
History in the Calculator
Every Transaction Cost, Priced by Your Own Closings
Nobody remembers what they paid to close three deals ago. These four lines do, and they appear while you are deciding — not in a post-mortem after the settlement statement proves the assumption wrong.
- Buy-side and sell-side commission and closing costs, each as a percentage of the price it is charged against
- Counted only from the deals that actually paid them, and the count is shown
- Sitting beside what this analysis assumes, so a stale default is caught here
- The four fields where flip profit leaks quietly, all answered by your own record
Honest From Day One
You'll Never Be Sold One Deal Dressed Up as a Trend
Most tools would happily average two deals and call it your cost per square foot. This one refuses, and tells you why. That is the same discipline behind every number you will rely on later — when you make an offer on the strength of it, you can trust where it came from.
- Under three sold flips the benchmarks stay locked — and say exactly how many more unlock them
- No fake medians, no industry averages standing in for your own numbers
- You always know what you are working toward, and what it will be worth when you get there
- Log the flips you have already done and the whole picture unlocks immediately
Return Benchmarks
Answer “Am I Actually Good at This?” With Numbers
Flippers remember their best deal and forget the one that ate a summer. Your real average margin, your real hold time and your real win rate are what tell you whether to buy more houses, change your buy box, or raise your price — and they are the first thing anyone lending you money wants to see.
- Profit margin and ROI across every deal you have finished, with the spread
- Profit per day held — the number that exposes a slow flip masquerading as a profitable one
- Win rate, counted honestly, losses included
- The exact figures a lender or partner asks for before they fund you
Try the Fix & Flip Tracker Today
Net profit, ROI, your maximum offer and every cost behind them — the full result on every deal you analyze
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Start your free 7-day trial to access the Fix & Flip Tracker and every other analysis tool
Start Free TrialA Second Opinion That Argues Back
The dangerous deals are the ones that look fine. Remy reads the finished analysis and tells you where it is thin — before your money is in it.
Ask Remy about this deal
Your AI real estate agent
Remy has this deal's figures in front of him. Start with a question — or ask your own.
Ask Remy
Find Out What Is Wrong With a Deal You Like
Confirmation bias is what makes flippers overpay. Ask Remy and he scores the deal, then spends most of the answer on what could go wrong — thin repair budgets, an ARV resting on one comp, a timeline that assumes nothing slips — with a specific fix attached to each risk, not just a warning.
- A scored verdict you can act on, not a rating that flatters every deal
- The concerns come with the number — even on a deal Remy rates excellent
- Every risk ranked, each with a concrete mitigation you can take to the seller or the contractor
- Change an input, ask again, and the read answers for the new numbers
Hand Someone the Whole Deal Without Rebuilding It
Every analysis prints as a complete report — the property, the full cost and profit breakdown, the comparables the ARV rests on, and the assumptions you used. It is what a private lender asks for and what your future self needs when someone questions the number six weeks later.
One Deal
The Deal Report11 pages
Cover, property, cost and profit analysis, the comparables behind the after-repair value, and a summary of every assumption — carrying your own branding, ready to send without editing a thing.
Click any page to enlarge it.
Raise Money on What You Have Already Done
Lenders and partners fund flippers who can prove a record. Every deal, cost and return you have logged becomes a report you can hand over — without exporting a thing or building a deck the night before the meeting.
Your Whole History
The Track Record Report5 pages
Cover, deal-by-deal table, cost breakdown, your benchmarks and the flips still in progress — the packet a lender asks for, ready to print or attach.
Click any page to enlarge it.
Write the Offer
Your Max Offer, Written and Ready to Send
Flippers lose deals in the gap between the math and the message. Smart Rental Investor closes it: the moment the analysis pencils, the offer is written from it, under the terms you saved for your rehab deals, signed with your details. Read it, adjust it, send it.
- The message quotes the maximum offer your rule allows, the after-repair value from comparable sales and the rehab budget
- Cash terms as sellers expect them: earnest money, a short inspection, as-is, a fast close, proof of funds ready
- Send it to the listing agent or the seller, copied to a text or opened as an email draft
- Offer below the maximum and the message rewrites itself around the new price
Nothing Assumed
Your Terms Are Asked, Never Guessed
A wrong term sent by mistake costs a deal; a minute filling in a form does not. So the first offer of each kind asks what you actually offer, and nothing you did not type ever reaches a seller or an agent.
- Every field starts blank; the typical value sits beside it as a hint, not a default that slips out unread
- Fill in what you offer and leave out what you do not - a blank field never becomes a sentence
- The form changes with the deal: a wholesaler is asked about assignability, a rental buyer about financing contingencies
- Tick one box and these become your defaults for every offer of that type
Send It Your Way
Copy It, Text It, or Open Your Mail App
The offer leaves on whatever channel the other side answers. There is no outbound mail from Smart Rental Investor, nothing tracked inside your message, and no third party between you and the agent.
- Copy message puts the whole offer on your clipboard for a text, a portal form or a CRM note
- Open in email starts a draft in your own mail app with the subject and the message filled in
- When the listing names its agent, the draft is addressed to them, with no address to look up
- Nothing is sent by Smart Rental Investor: you read it, adjust it and press send from your own account
Listing agent
Today 9:41 AM
Read 9:43 AM
Illustration. The message is what Smart Rental Investor writes; the reply is an example.
Or Send It as a Text
The Same Offer, Sent as a Text
Plenty of agents and sellers never open email but answer a text in minutes. The offer Smart Rental Investor writes is plain text on purpose, so one tap on Copy message and one paste puts it in a thread, terms and all, from your own phone number.
- Copy message puts the whole offer on your clipboard, formatted to read on a phone
- Paste it into Messages, WhatsApp, or whatever the other side actually answers
- The same message, price and terms the email carries, so nothing changes between channels
- Save it to My Offers first and the text you sent is on record for the follow-up
Your Terms, Once
Set Your Terms Once, Then Every Offer Writes Itself
Most investors retype the same earnest money, inspection period and closing terms into every offer, and forget one when it matters. Smart Rental Investor asks for your terms once, on your first offer of each type, and writes every offer after that from them, so what changes deal to deal is the price and the address, not the paperwork. See how the Offer Writer works.
- Save your terms per deal type: rental, fix & flip and BRRRR, wholesale seller and end buyer
- The next offer of that type is written the moment the dialog opens, ready to copy or send
- Change a term for one property without touching your defaults, or update the defaults when your strategy changes
- Nothing is assumed: a term you leave blank never appears in the message
- Every offer you write is filed under My Offers with the terms it went out under
Share Your Record
Send the Deal, Not a Screenshot
Every deal has more than one decision-maker, and raising money usually means assembling a history nobody can verify the night before someone asks for it. Every flip you have logged is already the proof — one link hands it over, fixed at the moment you sent it so the numbers cannot drift while it sits in an inbox.
- One click turns your track record into a link — no export, no attachments, no “can you resend that PDF?”
- Zero friction for them: it opens on a phone at the job site or a laptop at the bank, with no account
- Frozen the moment you send it, so the figures your lender reads are the figures you shared
- Stay in control — revoke a link and it stops working immediately, or restore it later
- Know it landed: view counts and last-viewed dates tell you whether they actually opened it
What They Open
Credibility Without Publishing Where You Work
A track record is only persuasive if someone can actually read it — and only safe if it does not hand over the streets you buy on. This is the same report you froze, from their side: complete on the numbers, quiet on the addresses.
- No login and no account — your lender or partner just opens it
- Street addresses masked, so your deal flow stays yours
- Every deal, cost and return laid out the way a lender reads them
- Looks like a document you had made, because it is
Simple, Transparent Pricing
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Full Access
Everything you need to analyze flip deals
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Why a Fix and Flip Calculator Matters Before You Make an Offer
Flipping houses is a margin business, and the margin is decided on the day you buy — not the day you sell. Pay $15,000 too much, underestimate the rehab by $20,000, or hold the property three months longer than planned, and a deal that penciled at $50,000 of profit is suddenly break-even. A fix and flip calculator exists to catch those mistakes while they are still hypothetical: it turns an After Repair Value, a rehab budget and a timeline into a maximum offer you can defend, and a projected profit and ROI you can compare against other deals.
The difference between a spreadsheet and a proper house flipping calculator is the data behind the inputs. The ARV is estimated from real market comparables you can inspect and exclude, not typed in from a hunch. Holding costs are computed month by month from the actual taxes, insurance and financing on the property, so a slow permit or a long listing period shows up in the numbers before it shows up in your bank account. And once you buy, the same tool tracks the flip through to the sale — every logged expense against the budget, the frozen estimate against the actual result — so the next offer is sharper than the last.
How Does the 70% Rule Work?
The 70% rule says your maximum allowable offer (MAO) is 70% of the After Repair Value minus repair costs: a $300,000 ARV with $40,000 of rehab caps the offer at $170,000. The 30% you leave behind covers closing costs on both ends, holding costs, financing, commissions and your profit. The calculator lets you set the percentage from 60% to 80% — tighter in risky markets, looser on high-value homes — or skip the rule and solve for a target ROI or annualized ROI instead.
Why Is ARV the Number That Matters Most?
Every other figure — max offer, profit, ROI — is derived from the After Repair Value, so a 5% error in ARV can wipe out most of your margin. A reliable ARV comes from recently sold, renovated homes of similar size and layout in the same neighborhood. The calculator estimates it from market comparables automatically, shows you each comp, and lets you exclude distressed sales or homes across a major road that would drag the value the wrong way.
What Do Holding Costs Really Cost You?
Time is the flipper's hidden expense. Property taxes, insurance, utilities and hard-money interest accrue every month the house is not sold, and selling costs come off the top at the end. A month-by-month holding period sensitivity table shows profit, ROI and annualized return at every timeline from one to twelve months — so you know what a two-month delay costs before you agree to the purchase price.
Why Track Actuals After You Buy?
Underwriting is a forecast; the expense log is the truth. Logging every rehab, holding and financing cost against the original budget shows overruns while there is still time to cut scope, and a final estimate-vs-actual scorecard on a sold flip tells you exactly where your assumptions were wrong — the rehab, the timeline, the sale price. Investors who review that scorecard on every deal stop repeating the same expensive mistake.
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