Boardroom · Calculator
Deal margin (flip spread)
Offer vs. resale minus your costs — the spread, the margin, and the breakeven resale, computed clean.
Your numbers
Every figure is your input. Drag or type. The math runs here — no AI.
In
Out
Costs
Net margin
63% on $36,800 cash in
See the math
Assumptions
- Net margin = resale price − offer − closing costs − holding cost − rehab/entitlement cost.
- Closing costs are a % of the resale price (both-sides estimate); holding and rehab are dollar inputs.
- Margin % is net margin ÷ total cash in (offer + costs). Breakeven resale is the price where net margin = 0.
- This is a static flip screen, not a valuation. Resale must come from your verified comps (see the paired lesson).
How do we know?
The formula
- closing costs = resale × closing%
- net margin = resale − offer − closing − holding − rehab
- cash in = offer + closing + holding + rehab; margin % = net margin ÷ cash in
- breakeven resale = (offer + holding + rehab) ÷ (1 − closing%)
That math runs deterministically in your browser — plain JavaScript, zero API calls, no AI in the loop. View the page source and check it yourself.
The contrast case: what happened when we asked AI models to compute deal numbers →
Learn the grounded prompt behind this number: Value raw land from your comps →
A planning estimate from your inputs, computed here (not by an AI). It's a static spread screen — no financing cost of capital or time value — and the resale figure must come from real comps, not a guess. Not a valuation, appraisal, or investment advice.