House Flip MAO Calculator
Buy · Improve · Resell · Calculate your Maximum Allowable Offer
Mode
Flip type:
View:
Quick uses percentage shortcuts. Detailed lets you drill into each category line item by line item.
Property & Resale Value
Property Address
Square Footage
ARV (After Repair Value)
$
Pull from a saved CMA:
Uses CMA address, sqft, and AVM. You can edit any of them after.
Acquisition (Closing-In Costs)
Acquisition Costs (% of purchase)
%
Defaults to 1.5% of purchase price (title, closing fees, lender, appraisal, inspection rolled together).
Title Insurance
$
Closing Fees
$
Lender Origination
$
Appraisal
$
Inspection
$
Other
$
Financing
Loan % of Purchase
%
0 = all cash. Default 80% for hard-money / flip loans.
Interest Rate
%
Loan Term (months)
Most flip loans are 6-12 months.
Loan Points
%
% of loan paid upfront.
Holding Costs
Holding Period (months)
Total Monthly Holding (all-in)
$
Single monthly number for taxes + insurance + utilities + HOA + lawn + misc.
Property Taxes (monthly)
$
Insurance (monthly)
$
Utilities (monthly)
$
HOA / Condo Fees (monthly)
$
Lawn / Snow (monthly)
$
Misc (monthly)
$
Rehab Budget
Rehab estimate style:
Exterior
Interior / Cosmetic
Kitchen
St. Louis 2025: midrange kitchen ~$82k retail, investor cosmetic ~$8-15k.
Bath(s)
St. Louis 2025: midrange bath ~$25k retail, investor cosmetic ~$4-8k per bath.
Mechanicals
Site / Misc
Resale (Closing-Out Costs)
Total Resale Costs (% of ARV)
%
Default 8% of ARV (6% combined commission + 2% title/concessions/transfer).
Listing Commission
%
Buyer Commission
%
Title (resale)
$
Seller Concessions
$
Transfer Tax
$
Target Profit
Profit Margin (% of ARV)
%
Default 12%. Raise for thicker safety margin, lower for hot markets.
Results
Resale Price (ARV)
$0
Maximum Allowable Offer
$0
70%-Rule MAO (reference)
$0
Expected Profit @ MAO
$0
ROI on Cash Invested
--
Total Project Cost
$0
Rehab Subtotal
$0
Holding Subtotal
$0
Financing Cost (interest + points)
$0
Acquisition Closing
$0
Resale Closing
$0
Formula: MAO = ARV - (profit % of ARV) - rehab - holding - financing - acquisition closing - resale closing. Lower MAO means stricter offer; higher means more room for a bid.
Estimates only. Numbers are based on user inputs and St. Louis 2025 industry averages where defaults are shown. Verify all costs with contractors and lenders before bidding.
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