House Flip Profit Calculator Spreadsheet

About this template

This house flip calculator shows the profit on a deal, the return, the 70% rule and what happens when things go wrong, all on one screen. It is for real estate investors who want to test a fix and flip before they make an offer, not after the works have started.

Please read: This is a tracker tool only, not financial, tax, legal, medical or any other professional advice or advisory service. It records and calculates what you enter; you are solely responsible for checking all figures, rates, dates and results and for every decision you make. By purchasing, downloading or using it, you accept these terms (your statutory consumer rights are not affected).

Sixteen scenarios on one screen

The Deal tab builds a sixteen-cell grid with the after-repair value down the side and the rehab overrun across the top. The whole deal is rebuilt in every cell, so you can see whether it survives a valuation that comes in light and works that run over. That is the question a flip turns on, and no printable worksheet can answer it.

• 16 scenarios, ARV against rehab overrun, with the profit in every cell
• The 70 percent rule figure, set against what you are paying
• Eight inputs drive everything: change the ARV once and the profit, the return, the 70% rule and all sixteen cells move together

The costs most calculators skip

• Holding costs by the month, including loan interest, council tax, insurance, utilities, security and staging, multiplied by the months you expect to hold the property
• Lender points on the draw
• Agent fee and seller's closing costs on the way out
• A rehab budget of thirteen lines, budget against actual, with a contingency percentage that moves with the scope

The property books underneath

Everything recalculates from one list, so nothing is typed twice.

• Income and expenses, coded to the property
• Maintenance jobs recorded against the unit they belong to
• Profit and loss for each property, not averaged across them
• Every total, margin, percentage and date calculated for you
• Charts that redraw from your own numbers, not static pictures

The nine connected tabs include a Start Here tab that walks you through setup in a few minutes, so the roi calculator and the books are ready to use quickly.

Works with

• Microsoft Excel 2016 or later, on Windows or Mac
• Google Sheets with a free Google account. The Google Sheets version is a real workbook, not a PDF with a link in it.
• No dynamic arrays, no macros and no add-ins, so it behaves the same on Excel 2016, 2019, 2021 and Microsoft 365 and in LibreOffice. No Microsoft 365 subscription is required.
• No subscription and no bank connection

What you download

• Two Excel files: a worked demo deal you can click through, and a blank one for your own
• The instruction guide, which has one-click links to the Google Sheets versions (filled and blank)
• The terms of use as a PDF

Your files are ready to download as soon as payment clears. Questions before or after you buy? Use our contact page and we will help.

Frequently asked questions

Does it work in Excel or Google Sheets?

Both. The Excel files run on Excel 2016 or later on Windows or Mac, and the instruction guide has one-click links to the Google Sheets versions for a free Google account.

What does the 16-cell grid show?

Each cell rebuilds the whole deal for a different after-repair value and rehab overrun, so you can see the profit if the valuation comes in light or the works run over.

Does it calculate the 70% rule?

Yes. It works out the 70% rule figure and sets it against the price you are paying.

Are holding and selling costs included?

Yes. Holding costs are entered by the month and multiplied by the months held, and lender points, agent fee and seller's closing costs are included.

How many inputs do I need to enter?

Eight inputs drive the deal. Change one and the profit, the return, the 70% rule and the grid all update together.