House Flipping Calculator: Run the Fix and Flip Math Ryan Pineda Walked Away From

By Neil Barrett · Last Updated: November 12, 2026 (Price & Content Verified)

Ryan Pineda says a house flip should make about 10%.

“That’s what we try to make on a house flip, 10%,” he explains on his own podcast.

Then, in the same October 2026 episode: “I just announced that I was shutting down my house flipping wholesaling business.”

Ten percent. Then zero percent. Then a podcast about it.

Short, fair answer: flipping can still make money. ATTOM says the typical 2025 flip grossed $65,981. But “gross” is carrying a lot of furniture in that sentence, and the calculator below shows you what’s in the boxes.

Why Most Real Estate Coaching Sucks

How to use this house flipping calculator

Most defaults are sourced; the two that aren’t are labeled below. Change anything.

The default shows a loss of about $46,000. On roughly $70,000 of your own cash.

That’s not a rigged demo. That’s the median flip, a cheap rehab, a normal hard-money loan and a five-month hold. Add the $8,000 course and you’re around $54,000 in the hole.

Ryan’s 10% target on a $325,000 sale would be $32,500. The default misses it by about $78,000. That’s not missing the target. That’s hitting the guy next to it.

Purchase price and after-repair value

The defaults are ATTOM’s 2025 medians: “a typical median flipped home was purchased for $259,019 and the median flipped price was $325,000.”

Rehab budget

ATTOM’s gross profit leaves out “rehab costs and other expenses incurred, which flipping veterans estimate typically run between 20 percent and 33 percent of a property’s after-repair value,” per its 2025 report.

The default is the low end: $65,000. At 33% it’s about $107,000.

So the cheapest rehab in the range eats all but $981 of the gross profit. The expensive one eats it, then orders dessert.

Months held

The default is 5 months. ATTOM’s 2025 average was 163 days, so 5 is rounding in your favor. You’re welcome.

Ryan has lived the slow version. “We were selling houses in 3 to four months when things were super hot to then taking 9 months because the market had shifted,” he told a stage audience in 2023.

Type 9 in the box. The loss grows by about $12,500 for doing nothing but waiting.

Loan, interest and points

The defaults: 85% of purchase plus rehab borrowed, 11% interest, 2 points. Crestmont Capital, a lender, says hard money loans “typically fall within a slightly narrower band of 9.5% to 13.0%,” with “origination points ranging from 1.5 to 3 points.” Their rate guide is here.

On the default loan, the points alone run about $5,500. That’s the fee for the privilege of paying interest.

Holding and selling costs

Holding defaults to $600 a month and selling to 8% of the sale price. Both are assumptions, not sourced numbers. I couldn’t find a reputable source for either, so plug in your own.

What you paid to learn this

The last box defaults to $8,000, the price ippei.com reportedly lists for Wealthy Investor’s Rookie coaching program. All Star is reportedly $20,000. Type that in if you enjoy pain. More in what Wealthy Investor costs and its refund policy.

The 70% rule, explained

Rocket Mortgage says “you should pay no more than 70% of a home’s after-repair value, minus the cost of repairs.”

After-repair value x 0.70 – estimated repair costs = maximum buying price

Kiavi, a fix-and-flip lender, adds the part people skip: “The remaining 30% is intended to cover holding costs, selling costs, financing costs, and profit, not to be treated as profit alone.”

Translation: the 30% isn’t your cut. It’s everybody’s cut, and you’re last in line.

Run the median flip through it. $325,000 x 0.70 is $227,500. Minus $65,000 of rehab, the max offer is $162,500.

The median flipper paid $259,019. That’s almost $100,000 over the rule.

Umm. So who exactly is following the rule?

Kiavi says “the national weighted average sits at roughly 67% of ARV.” The calculator shows your 70% rule max offer on the first line. If it says you’re over, believe it. It doesn’t sell coaching.

What the median flip actually made in 2025

ATTOM’s 2025 report counted 297,045 flips, “the fewest home flips recorded in a year since 2020,” with gross ROI at 25.5%, “the lowest rate recorded since 2008.” Q2 2026 was worse: a 21.5% typical margin and $60,526 of gross profit, per ATTOM. Gross means no rehab, no interest, no agent. The full breakdown of what house flippers make goes deeper.

How much money you need to flip a house

Look at the “of your own cash” line. With 85% borrowed, you still bring 15% of the purchase and rehab, plus points, interest and holding. On the median flip, that’s around $70K out of pocket.

Ryan knows how deep that pocket can go. “I’ve had to put over a million bucks into one deal of my own money to make sure that we could protect the investors,” he said in the 2023 talk.

Over a million. One deal. What the fuck kind of pocket is that.

Why Ryan Pineda stopped flipping

“I was sitting on 50 house flips that uh were all going negative,” he recalls of 2022. “Yeah, and I was going to lose millions, and I did.”

Fifty calculators, all showing red at once. I get stressed when one browser tab freezes.

And 2026? “The last two quarters this year in 2026 um have basically like broke even slash lost depending on how we do the the finances,” he admits. The full story is in why Ryan Pineda quit real estate.

What I’d do instead

Now picture an asset with none of those boxes.

The model I’d point you to is digital real estate: a website that ranks on Google for a local service and gets rented to a local business that wants the phone calls. No house. No contractor. No lender charging 11% while the paint dries.

Ryan’s own podcast had a guest on who rents websites to local businesses. More in the Wealthy Way podcast breakdown, and the bigger picture lives in my full Ryan Pineda review.

Show Me What I'd Do Instead

You found this page on Google. That’s the proof. The video shows how the model works.