Fix & Flip underwrites a house as a project: buy it, renovate it, sell it, and keep what's left. The workspace follows that arc — purchase, then renovation and financing, then the exit — and the whole analysis hangs on two numbers you should treat with respect: the rehab budget and the after-repair value.
1 — Purchase information
The asking price and your negotiated price — the negotiated price is what the math uses. Listing date and seller details are optional context.
2 — Renovation & financing
- Renovation cost — your rehab budget, with an optional contingency budget for the surprises every rehab produces.
- Financing — loan amount, term, interest rate, and loan points (an upfront lender fee, a percent of the financed amount). Interest for the hold and the points are folded into your project cost, so expensive money shows up in the profit line where it belongs.
3 — Disposition & timeline
- After-repair value (ARV) — the value you expect once the planned renovation is complete. It's your estimate; test it against comps, because Mogul Deal Evaluator calculates from it, it doesn't guarantee it.
- Expected sale price — optional; when you set one, the resale math uses it instead of the ARV.
- Holding and selling costs — taxes, utilities, and insurance while you own it; agent and closing costs when you sell.
- Project dates — the start and end that define your hold. Duration matters: the same profit earned in four months is a very different return than in twelve.
Reading the results
- Total project cost — purchase, renovation, contingency, holding, selling, financing interest, and points, assembled in the "Where the money goes" view so you can see each piece.
- Net profit — expected resale minus total project cost.
- ROI and equity multiple — computed on your cash invested (total project cost minus the financed amount), not on the total project cost. That's the honest basis for a leveraged flip: it measures what your money earned. Comparing against a tool that uses total cost will make Mogul Deal Evaluator's figure look different — check the denominator.
- Break-even sale price — the resale at which profit is zero; your margin of safety against a soft exit.
- Annualized return — the ROI scaled by your project duration. With no valid duration it shows 0 rather than inventing one, so set real dates if you want this number to mean anything.
Scenarios worth running
Flips live and die on estimates, so stress them one at a time: rehab at budget vs 20% over; ARV at your comp-supported number vs the optimistic one; a two-month-longer hold. If a deal only works in the best-case scenario, the compare view will say so plainly.
If something looks wrong
- Annualized return shows 0 — the project dates are missing or invalid; the duration couldn't be computed.
- ROI looks enormous — a heavily financed flip has little cash invested, so the ratio runs hot. That's leverage talking; read net profit alongside it.
- Profit looks thin against the effort — check the break-even sale price. If it sits close to your ARV, the deal has no room for surprises.
