Underwrite a flip in 60 seconds.
ARV, rehab, holding cost, net profit, break-even ARV, annualized ROI, and Max Allowable Offer — all live as you type. No spreadsheet. Stress-test before you commit.
No card · No signup needed to use the analyzer · Cancel anytime
What flippers actually use TrueCap for
Four questions every flip pivots on. TrueCap answers each of them in seconds.
Estimate rehab cost without a contractor walk
Sq-ft-based defaults for cosmetic, kitchen, bath, and systems work. Mid-market 2024-26 contractor pricing. Override line-by-line if you have actual bids.
Solve for Max Allowable Offer at your target margin
MAO = (ARV × target margin) − rehab − closing − holding − selling. The number above which the deal stops making sense. Computed live as you change ARV or rehab.
Stress-test before you commit
Sensitivity grid shows how the deal looks if ARV comes in 10% low, rehab is 20% over, or holding stretches an extra month. The 'will this still pencil?' answer in one screen.
Compare flip vs hold for the same property
Pro models both: flip net profit vs 10-year cash flow + appreciation on a buy-and-hold. Sometimes the BRRRR is the better play and the analyzer makes that obvious.
Every number a flip pivots on
| Metric | What it tells you |
|---|---|
| ARV (After Repair Value) | Projected sale price after the renovation |
| Total rehab cost | Sum of all renovation work + contingency |
| Total holding cost | Mortgage + tax + insurance + utilities × hold months |
| Selling cost | Agent commission + closing costs at the sale |
| Net profit | ARV − everything above − purchase price |
| Cash-on-cash ROI | Net profit ÷ total cash deployed |
| Annualized ROI | Adjusts ROI for the hold length — makes 3-month vs 12-month flips comparable |
| Break-even ARV | The ARV at which net profit hits zero. Your worst-case appraisal target. |
| Max Allowable Offer | Highest price you can pay and still hit your target margin |
Why flippers pick TrueCap
- The MAO + sensitivity grid combination tells you the highest price you can offer AND how much your assumptions can be wrong before the deal stops penciling. Most flip calculators only do one of those.
- Rehab estimator with sq-ft-based defaults for cosmetic, kitchen, bath, systems. Mid-market 2024-26 pricing so you can ballpark before getting a contractor on-site.
- Flip vs BRRRR side-by-side on the same property. Sometimes the right answer is to hold what you would have flipped.
- Shareable links to send the underwrite to your hard-money lender or capital partner.
Try it on your next deal. Free, no signup.
Free covers the basics. Pro unlocks the Fix & Flip analyzer, MAO solver, sensitivity grid, BRRRR analyzer, and the full rehab estimator. Cancel anytime.