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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.
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.
After the estimate:
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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.
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.
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.
Calculation lens
maximum screen price = ARV × 70% − repair estimate
Use the output as a documented scenario result, not a guarantee.
Not an appraisal, offer recommendation, or profit guarantee.
Questions landlords ask
Questions about this tool and its limits.
Built by a landlord who's done every one of these jobs by hand.
Aptoria was built by an owner-operator managing a Brooklyn portfolio — the 11pm calls, the awkward rent texts, the April receipt-pile — not by a software team guessing at the problem.
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