Calculators

House flip calculator

Start with the real number: what you need in the bank before you can flip anything. Buy it, change it, sell it — three stages in one model, so you see every dollar the project asks of you before you see the profit.

Buy it

What you need in cash to take ownership, land transfer tax included.

Purchase price$

Down payment%

Amount

$70,000

Lender fee (% of loan)%Legal fees$Inspection & appraisal$Other purchase costs$

Land transfer tax

Most lenders want at least 20% down on a property you won’t be living in, and CMHC insurance isn’t available on a flip. Below that, expect private or bridge money — set the interest rate and lender fee to match.

Mortgage / loan: $630,000
Ontario land transfer tax: $10,475
Lender / broker fee: $6,300
Closing costs: $21,475

Cash to close$91,475

Change it

The work, the buffer you should carry, and what it costs to own the house while it's underway.

Renovation budget$Contingency%Renovation timemonthsReno drawn on the loan%

Holding costs

Interest rate%Months on marketmonthsProperty tax (annual)$Insurance (annual)$Utilities (monthly)$Other carrying (monthly)$

Contingency: $12,750
Renovation, all in: $97,750
Interest over 6 months: $25,200
Taxes, insurance & utilities: $5,300
Cash needed for the reno: $97,750

Renovation + holding$128,250

Sell it

What the resale actually nets you once commission, HST and legals come off the top.

Sale price (after repair value)$

Realtor commission%Legal fees$Staging & marketing$Other selling costs$

Tax on profit (optional)%

HST on commission

Commission: $38,000
HST on commission: $4,940
Total selling costs: $51,940
Value added over purchase: $250,000
Value added per reno dollar: 2.56×

Net sale proceeds$898,060

Cash you need for this flip

$219,725

$91,475 of it on closing day, the rest across 6 months

Due at closing: $91,475
Renovation paid in cash: $97,750
Carrying it for 6 months: $30,500
Financed by the lender: $630,000

If it sells at $950,000

$48,335profit

22.0%

Return on cash

44.0%

Annualized

5.1%

Margin on sale

Total project cost: $849,725
Net sale proceeds: $898,060

Break-even sale price

$899,377

Below this you lose money

Max offer (70% rule)

$567,250

Classic flipper's ceiling

Estimate only. A substantially renovated home may attract HST on resale, and a quick flip is taxed as business income — talk to your accountant.

The profit is made on the buy.

Send us the address and the scope. We’ll price the after-repair value against real comparables, stress-test the budget and tell you honestly whether the margin is there.

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