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
% of resale
$
$
Net margin
$23,200
63% on $36,800 cash in
Gross spread
$30,000
resale − offer, before costs
Total costs
$6,800
closing + holding + rehab
Breakeven resale
$36,800
resale where net margin = 0
See the math
Expected resale$60,000
Less your offer-$30,000
Less closing (8% of resale)-$4,800
Less holding-$2,000
Less rehab / entitlement$0
= Net margin$23,200
Cash in (offer + costs)$36,800
Margin on cash in63%
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).
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.