Flip Calculator

Fix and Flip Loan Calculator

Enter your deal to see how much you can borrow, your rate and points options, and the cash you'll need to close. Pricing based on current industry rates.

The project
You

Flips, ground-up builds, or rentals you bought, renovated, and sold or held.

Your middle score of the three bureaus. 650 minimum.

The numbers
$
$

Leave blank if it matches the purchase price.

$
$

Expected value once the work is finished, based on recent comparable sales.

How this fix and flip loan calculator works

Most flip calculators ask you to type in a rate. This one gives you the rate. It runs your deal through the same pricing and leverage rules fix and flip lenders use to issue term sheets: experience, credit score, property type, location, rehab size, and loan amount all move the numbers, just as they would with a real lender.

You get:

  • The total loan amount, split between what is funded at closing and what is held back for rehab draws
  • Three rate and points options for a 9, 12, or 18-month interest-only term
  • Your monthly interest payment at closing and once the rehab is fully drawn
  • Estimated cash to close and the total liquidity a lender will want to see

What drives your rate and leverage

Experience matters most. Lenders count flips, ground-up builds, and renovated rentals you completed in the last three years. Going from zero to one to four projects can cut your rate by half a point and raise how much of the purchase price gets financed.

Rehab size comes next. A rehab under 50% of the purchase price is light, 50–100% is moderate, and anything above that (or one that adds 750+ square feet or changes the property type) is heavy. Heavy rehabs carry lower leverage and a slightly higher rate.

Credit, loan size, and location fine-tune the quote. Scores under 700 cost a little more, larger loans price lower, and properties worth far more than their ZIP code's typical home value may get less leverage.

Run the numbers before you make an offer

Use the calculator with the 70% rule to set your maximum offer, then check that the down payment and reserves fit your cash. Once you have a property under contract, you can request a term sheet to lock in real terms. To compare monthly payments on a loan you have already been quoted, use the hard money payment calculator. To set your offer, start with the 70% rule calculator, then check the deal's net profit and ROI with the house flipping profit calculator.

Frequently asked questions

What are current fix and flip loan rates?

At current industry rates, 12-month fix and flip rates in this calculator run from about 9.2% for experienced investors on larger loans to roughly 12% for first-time flippers on small loans or with credit scores in the 650s. Each quote shows three rate and points combinations, so you can pay more points for a lower rate or fewer points for a higher rate.

How much can I borrow for a fix and flip?

For a light or moderate rehab, lenders can fund up to 85–95% of the purchase price (up to 100% for very experienced investors with strong credit) plus 100% of the rehab budget. The total loan is capped at about 70–75% of the after-repair value (ARV) and 90–100% of total project cost, whichever is lower. Heavy rehabs and first-time flippers get lower leverage.

What credit score do I need for a fix and flip loan?

The minimum is 650. Scores of 700 or higher get the best pricing and full leverage. Scores from 650 to 699 still qualify but lose some leverage and pay a slightly higher rate. Foreign nationals and non-permanent residents without US credit can also qualify, with lower leverage.

Can first-time house flippers get a loan?

Yes. Investors with no completed projects can borrow up to about 85% of the purchase price and 100% of a light or moderate rehab budget, capped at 70% of ARV. Rates are higher than for experienced flippers, and heavy rehabs (where the budget is more than the purchase price) get lower leverage.

How much cash do I need to close on a flip?

Plan for the down payment (the part of the purchase price the loan does not cover), origination points, and third-party closing costs such as title, appraisal, and insurance. Lenders also verify that you have reserves, typically about six months of interest plus 10% of the rehab budget, but they do not collect them at closing. The calculator estimates all of these for your deal.

How do rehab draws work on a fix and flip loan?

The lender funds the purchase at closing and holds the rehab money in escrow. You pay for completed work, request a draw, and the lender reimburses you after an inspection confirms the work is done. You pay interest only on the money that has actually been drawn.

What is the 70% rule in house flipping?

The 70% rule says you should pay no more than 70% of the after-repair value minus the rehab cost. On a house worth $400,000 after repairs that needs $60,000 of work, that is 70% × $400,000 − $60,000 = $220,000. It builds in room for financing costs, selling costs, surprises, and profit.

How fast can a fix and flip loan close?

Most fix and flip loans close in 7–21 days, depending on how quickly the appraisal, title, and insurance come back. Having your entity documents, rehab budget, and proof of funds ready speeds things up.

Estimates are for planning only and are not a commitment to lend.