70% Rule Calculator for House Flipping

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70% rule calculator

Find a maximum offer for a flip or BRRRR. The 70% rule caps your offer near 70% of after-repair value minus repairs, leaving room for costs and profit. Enter the ARV and repair estimate.

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The short answer

Last updated: July 2026

The 70% rule is a house-flipping screen: your maximum offer is about 70% of after-repair value (ARV) minus estimated repair costs. On a $300,000 ARV with $40,000 of repairs, it caps the offer near $170,000. The 30% gap is meant to absorb holding, financing, and profit. It’s a rule of thumb, not a valuation.

70% rule calculator

A maximum offer for a flip or BRRRR.

The 70% rule caps your offer at about 70% of after-repair value, minus repairs, to leave room for costs and profit. Enter the ARV and your repair estimate.

After-repair value (ARV)

What the property should be worth once the work is finished, based on comparable sales.

Estimated repair costs

Input-driven result

Your inputs

Formula

Result below

Maximum offer

$170,000

70% of ARV $210,000 − repairs $40,000.

70% of ARV

$210,000

The rule's ceiling before repairs — meant to absorb holding, financing, and profit.

Offer ceiling versus after-repair value

Maximum offer after repairs

$170,000

Estimated repairs

$40,000

Remaining ARV headroom

$90,000

Estimate based on your inputs. Not a promise of results.

The 70% rule is a screening rule of thumb for flips and BRRRR deals, not a valuation. The 70% figure and your ARV and repair estimates are assumptions — confirm comps and a detailed scope before making an offer.

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How it works

How this tool works.

The 70% rule gives flippers and BRRRR investors a fast ceiling on what to offer. The logic: pay no more than 70% of what the property will be worth once fixed up, then subtract what the repairs will cost. The leftover 30% is the cushion for closing, holding, financing, and profit.

Enter the after-repair value and your repair estimate, and this calculator returns the rule’s maximum offer. It’s a screening figure built from your assumptions, not an appraisal or a guarantee of profit.

Enter the after-repair value (ARV) — what the property should be worth once the work is done, based on comps.

Enter your estimated repair costs.

The tool takes 70% of ARV, then subtracts repairs to estimate a maximum offer.

Adjust the ARV and repair estimate as your comps and scope firm up.

Make the result useful

Seventy-percent-rule screening

After-repair value is the estimated completed value basis.

Repair cost is the full renovation estimate, not only a contractor bid headline.

The 70% factor is a rough investor screen that varies by market and risk.

Holding, financing, selling, and contingency costs require separate modeling.

The assumptions that move this result

ARV

Supportable after-repair value assumption.

Repair cost

Complete planned rehabilitation estimate.

Rule factor

70% screening percentage.

Other costs

Separate holding and financing assumptions.

Calculation lens

maximum screen price = ARV × 70% − repair estimate

Use the output as a documented scenario result, not a guarantee.

Read the number in context

Worked scenario

Scenario: $300,000 ARV × 70% − $40,000 repairs = $170,000.

Edge case

Edge case: underestimated repairs make the screen falsely optimistic.

Not an appraisal, offer recommendation, or profit guarantee.

Before you act

• Verify comparable sales.

• Get detailed repair scope.

• Model financing and holding costs.

Worked formula

maximum screen price = ARV × 70% − repair estimate

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Is this a forecast?

No. It calculates the assumptions you enter.

Can it replace professional review?

No. Use current records and qualified advice.

What should I save?

Keep the assumptions and source records used for the decision.

Answers

Questions, answered plainly.

Why hold back 30%?

The 30% below ARV is meant to cover everything the rule doesn’t itemize: closing costs on both ends, holding and financing during the project, selling costs, and your profit margin. Thinner margins leave less room for surprises.

Is 70% always the right number?

No. Investors adjust it for the market, the deal’s risk, and financing. Hotter markets sometimes push it higher; riskier or lower-priced deals often call for a larger cushion. Treat 70% as a starting point.

Does this replace a full deal analysis?

No. It’s a first-pass screen. Confirm the ARV with real comparable sales and build a detailed repair scope before making any offer — both inputs here are estimates you should verify.

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