Fix and flip calculator

A flip calculator should expose the rehab, carry, financing, and exit assumptions before the deal looks good.

Use this planning page to check purchase price, rehab budget, after-repair value, holding time, taxes, insurance, financing costs, selling costs, and the exit plan.

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NC and SC licensed Your question stays attached Loan and property review

SCSouth Carolina market pages NCNorth Carolina market pages FHAPayment, MIP, repairs, and cash to close VAEntitlement, seller credits, and military timing ReviewSend the property, payment, cash to close, and timing

Your mortgage contactMatt Doby, NMLS #2115225, reviews NC and SC mortgage questions directly.

Possible deal issuesPayment, cash to close, property condition, credits, and timing reviewed together.

Clear follow-upThe page, question, and goal stay attached so Matt can respond with the right context.

Best forFix and flip planning

What Matt reviewsInputs, assumptions, taxes, insurance, payment, and cash

Next StepRun the estimate, then send the actual property for review

Fix-and-flip feasibility

Stress-test the purchase, rehab, carrying period, financing, and exit

A flip can look profitable until interest, points, carry, selling costs, and timeline risk are included. Keep every assumption visible.

Purchase price Rehab budget After-repair value Project months Purchase financing % Rehab financing % Annual interest rate % Points % Monthly taxes, insurance, utilities Fixed lender and closing costs Sale and disposition costs %

Estimated all-in cost-Purchase, rehab, financing, carry, closing, and disposition assumptions.

Estimated project profit-After-repair value less the estimated all-in cost.

Estimated cash ROI-Profit divided by cash outlays before exit, including interest and carrying costs. Not annualized.

Estimated cash outlays before exit-Purchase and rehab equity, points, fixed costs, interest and carrying costs.

The 11% example rate is illustrative, not pricing or a loan offer. Interest assumes the full borrowed balance for the entire project; actual draws, balances and lender terms vary. Include a contingency in your rehab estimate. Selling costs are deducted from exit proceeds and included in all-in cost, not added again to cash outlays before exit.

This does not validate the ARV, scope, contractor, draw schedule, appraisal, title, market time, or lender eligibility. Stress-test cost overruns and delays before relying on the result.

Text Matt the property or scenario

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Send the inputs Matt should verify

Matt Doby | NMLS #2115225 | NC + SC licensed

Send the property, your timeline, the payment question, and the thing that could slow the file down. That gives Matt enough context to be useful from the first reply.

Name Email Phone What should Matt review?

A few details help Ledger route your reviewWhich state is the property in?What are you trying to do?When are you hoping to move or refinance?

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No spam. No pressure. Send the details and Matt will tell you the next useful step.

What a flip estimate should include

Flip math gets dangerous when holding costs, financing costs, selling costs, and rehab surprises are buried. Keep the exit plan visible before chasing the deal.

Purchase, rehab, and ARV
Holding costs and financing costs
Selling costs and timeline
Exit plan and risk margin

Payment and cash-to-close control

Use the numbers as a planning view, then confirm taxes, insurance, credits, and program fit before the offer moves.

Borrower pictureCredit, income, assets, occupancy, and timing are considered together.

Property reviewCondition, price, taxes, insurance, appraisal risk, and program fit stay visible.

Clear next stepYou leave with the next document, decision, or question clearly identified.

Check the inputs behind the result

Use the calculator that matches the decision, then replace broad estimates with the property's actual taxes, insurance, dues, credits, and timing.

Loan optionsFHA, VA, USDA, conventional, construction, refinance, and investor paths. NC and SC marketsLocal mortgage guidance for city, coastal, lake, rural, and metro buyers. CalculatorsPayment, cash to close, construction, refinance, and VA planning tools. Trust standardLicensing, review standards, and what should be verified before advice matters.

What Matt checks behind the estimate

Documents and facts

Property address or target area
Price range and timeline
Income and down payment or equity
Credit concern or deal blocker

Common deal blockers

Taxes, insurance, and HOA dues
Appraisal or repair conditions
Credit, income, or reserve friction
Program timing or documentation gaps

Put the result in context

Use the matching loan and market guides to understand which assumptions can change the estimate.

Fix and flip profit calculatorCompare purchase, renovation, holding and resale assumptions. DSCR loansCompare hold/rent option if the flip changes. Investor and Non-QMReview alternative investor paths. Review with MattSend the flip numbers.

What to send when the estimate needs a real review

Send the property address, price or balance, goal, timing, and the input that needs to be verified.

Useful inputs

FHA VA Construction loans Investor / Non-QM Charleston Charlotte

Check the estimate against the real property

Review my financing options with Matt Send the property address Check payment and cash to close Ask what could slow the file down

Questions to ask about the estimate

Can I use this calculator number as a final approval?

No. Use it as a planning estimate, then verify taxes, insurance, credits, income, assets, and program rules before relying on it.

What should I send after using the calculator?

Send the property price or address, down payment or equity, estimated taxes and insurance, credit concern, and timeline.

Why can the real payment differ from the estimate?

Taxes, insurance, HOA dues, mortgage insurance, credits, lock timing, and underwriting conditions can all change the final number.

Educational information only. Not a loan approval, rate quote, or commitment to lend. Final approval depends on borrower, property, program, pricing, and underwriting review.