House Flip Analyzer — 70% Rule, Rehab Budget, and ROI Before You Make the Offer

What's included: six sheets from deal inputs to a cost breakdown chart

The paid version is a single workbook with six sheets: Instructions, Deal Inputs, Rehab Budget, Holding Costs, Deal Summary, and Scenario Compare. You enter numbers once on Deal Inputs and Rehab Budget, and the rest of the workbook calculates from those two sheets — you are not re-entering the same figures on multiple tabs.

All formulas are visible and editable, in both native Excel and Google Sheets. There is no VBA, no macros, and no connection to an external data source: nothing looks up an ARV, a comparable sale, or a market price for you. Every output is only as accurate as the purchase price, ARV, and rehab estimate you type in.

Deal Inputs: financing, holding, and selling assumptions in one sheet

Deal Inputs is where a deal gets entered: ARV, purchase price, closing costs, holding period in months (capped at 24), loan amount, annual rate, loan points percentage, cash invested, selling costs as a percentage plus other selling costs in dollars. The rehab budget total is pulled in automatically from the Rehab Budget sheet rather than typed in twice.

Holding costs are entered as four separate monthly line items — taxes, insurance, utilities, and HOA — rather than one lump monthly figure, so a deal with, say, a high property tax bill and no HOA is represented accurately instead of averaged into a single number.

The 70% rule, and why it's a screening number, not a profit guarantee

The 70% rule is: maximum offer = ARV × 0.70, minus estimated repair costs. It's a fast filter flippers and hard-money lenders use to rule a deal in or out before doing any detailed math — it doesn't account for your specific financing costs, holding period, or selling costs, so two deals that pass the same 70% rule test can still have very different actual profit.

The workbook calculates the 70% rule max offer next to the gap between that figure and your entered purchase price, so you can see the screening number at a glance. But it also runs the full deal — loan interest, holding costs month by month, selling costs, net profit, and ROI — from your actual inputs, so the real profitability isn't left to the 70% shortcut alone.

Rehab Budget: 40 lines across 16 categories, estimated vs. actual

Rehab Budget has 40 line rows, each with a Category dropdown (16 preset categories), a Description field, Estimated $, Actual $, and a Variance column that shows the difference as the project runs. Three totals sit at the top of the sheet, and the total estimated rehab figure is what flows automatically into Deal Inputs and the 70% rule calculation.

Holding Costs: month by month for up to 24 months

Holding Costs lays out 24 monthly columns against five rows: loan interest (calculated from the Deal Inputs loan terms), property taxes, insurance, utilities, and HOA/other. If your holding period on Deal Inputs is shorter than 24 months, the months beyond that period zero out automatically rather than needing to be cleared by hand. Row totals and a grand total feed back into Deal Inputs.

This sheet is what separates the paid version from the free one: the free file only has a single combined monthly holding cost figure, not month-by-month detail across five separate cost types.

Deal Summary and Scenario Compare

Deal Summary shows five KPIs — net profit, ROI, annualized ROI, the 70% rule max offer, and total cash needed — alongside a sources & uses table and a bar chart breaking total cost into purchase, rehab, holding, selling, and profit.

Scenario Compare runs the same deal three ways side by side — Conservative, Expected, and Aggressive — with ARV and rehab budget entered separately per column while fixed costs (financing, holding assumptions) stay shared across all three. Net profit and ROI are calculated for each scenario, so you can see how sensitive the deal is to a lower ARV or a rehab overrun before you commit to an offer.

Who this is for

This is built for evaluating one flip deal at a time before you make an offer or during the renovation — running the 70% rule, checking the real numbers behind it, and tracking a rehab budget against what actually gets spent. It's not a portfolio tool: the workbook is scoped to a single property, not multiple flips tracked side by side.

This is a spreadsheet for your own deal math, not investment, legal, or lending advice. Loan approval, contractor bids, and the ARV estimate itself should come from your lender, contractor, and a real comp analysis or appraisal, not from this file.