DC Fix-and-Flip Calculator
See the full cost, profit, cash plan and combined downside before committing to a residential renovation.
Methodology and limits
Profit = gross resale − purchase − expected renovation spending − soft costs − acquisition charges − nonfinancing carry − interest − points − selling costs. Interest = fully advanced balance × nominal annual rate × months / 12. It is not an APR calculation. Minimum-interest, extension, other fees and irregular draw accrual need a separate loan-specific estimate or the draw planner.
The downside changes sale, expected renovation spending and duration together. Contingency not expected to be spent is shown as a cash reserve, not another expense. Cash before sale assumes the modeled loan is fully available at the start and all modeled pre-sale costs occur before exit; actual draw timing can require more cash.
DC deed-tax module
For the selected ordinary nonexempt residential transaction, each listed deed tax uses the full basis: 1.1% below $400,000; 1.45% at $400,000 or above. The model includes your selected acquisition-recordation and resale-transfer shares. Use explicit confirmed amounts for other transactions, exemptions or different allocations. It does not resolve commercial debt instruments, entity transfers, nominal consideration or benefit eligibility.
Sources: DC Office of Tax and Revenue: Recorder of Deeds: tax rates and recording questions; DC Law Library: DC Code §42-1103: recordation tax; DC Law Library: DC Code §47-903: transfer tax.
Break-even sale recalculates sale-dependent taxes and commission. At the tax threshold the model is discontinuous; results identify any valid branch roots. Maximum offer holds the entered loan balance, fees, duration and other assumptions fixed and solves for the purchase price meeting the target dollar profit. It does not establish financing eligibility or an approved purchase price.
Independently checked example
The opt-in example totals $783,725 cost and $66,275 pretax profit on an assumed $850,000 sale. The combined −10% sale, +15% expected renovation spend and +3-month hold produces a $54,605 loss. Base break-even sale is approximately $779,155.53. These are hypothetical planning results, not a transaction outcome.