KEEPKitchen
Saves $29,100 against a full replaceRenovated within five years: stone counters, new cabinets, a layout that works. Do not touch it.
Built for flippers, contractors and their lenders
Know it's a good flip before you offer.
Paste the listing, add the photos. flip tells you GO, TIGHT or PASS, what the house will sell for, what the block will actually pay for, and what to remodel for the most profit.
No card. Free during beta. About a minute per house.
GOthe money works, even at ARV −10%
TIGHTworks at asking, not at your target
PASSyou would lose money
Sample listing · 1,840 sqft · 3 bd / 2 ba · built 1952
GO
Roof2016 · keep
Exteriorpaint only · +$4,200
Porchstructure sound
Asking
$699,000
Your max offer
$779,256
Asking is $80,256 under your max offer and the deal survives ARV −10% with rehab +20%.
ARV
$1,088,000
Rehab + reserve
$96,656
Profit
$146,576
ARV vs. neighborhood ceiling96%
Within 4% of the ceiling. Premium finishes will not be repaid here.
REPLACEKitchen+$29,100
REFRESHFlooring+$18,300
REQUIREDPlumbing$0
SKIPWindowswon't come back
Any listing, one verdict
Paste a listing. Get a verdict.
Paste a link. flip pulls the details and photos, prices the finished house against real sales and the block's ceiling, and tells you whether the money works.
Illustrative listings. Verdicts and numbers are computed by the engine.
GO
Asking $565,000
ARV $845,000
+$98,855
Comps support it. The rehab is cosmetic.
PASS
Asking $1,190,000
Ceiling $1,050,000
−$363,269
Asking sits above the block's ceiling.
TIGHT
Asking $340,000
ARV $505,000
+$44,436
Profitable, but short of your target.
GO
Asking $440,000
ARV $690,000
+$105,037
Kitchen and baths carry the spread.
The method
Five questions, answered on every house
A flip goes wrong when one of these is guessed. flip answers all five with the work shown.
Question 1
What's the ceiling here?
The top of this block's market. No finish level pushes a house past it, and most flippers lose money by ignoring it.
Question 2
What does the finished version sell for?
ARV from sold comps matched on size, beds, baths, age and lot, adjusted line by line and for time.
Question 3
What does it need?
Every room scored from the listing photos, with what to fix and what to leave alone.
Question 4
What does that cost?
Line-item rehab, low / likely / high, plus a reserve for what photos cannot show.
Question 5
Does the money work?
ARV minus purchase, rehab, holding, financing and closing on both ends. Profit, ROI, and the most you can pay.
The report
Every number, with the work shown
A verdict you cannot check is a guess with a font. Every report opens to the comps, the adjustments, the ceiling, the plan and the stress test, so a partner or a lender can argue with the inputs instead of the conclusion.
- Verdict and the one number that decided it
- ARV range with confidence, and every comp with every adjustment
- Neighborhood ceiling and where this house lands against it
- Room-by-room condition from the photos, with what to keep
- Remodel plan ranked by profit, with skips explained
- Max allowable offer at your target profit
- Sensitivity: ARV down 10%, rehab up 20%, still profitable?
- Risk flags: age, systems, and what photos cannot show
TIGHTHits target at base case but loses $16,100 if ARV drops 10% and rehab runs 20% over.
Comps · 5 within 0.5 mi / 6 mo
| $1,131,421 | $1,088,022 | 1,890 sqft · renovated · 0.34 mi |
| $969,726 | $981,301 | 1,774 sqft · renovated · 0.27 mi |
| $956,546 | $1,016,461 | 1,820 sqft · updated · 0.26 mi |
Sensitivity · profit
| ARV \ rehab | +0% | +10% | +20% |
|---|---|---|---|
| 0% | $103,406 | $94,199 | $84,991 |
| −5% | $52,813 | $43,606 | $34,398 |
| −10% | $2,220 | −$6,988 | −$16,195 |
PHOTO_RED_FLAGTwo separate dated kitchens shown: possible non-conforming second unit. Verify legal use and permits.
From the photos
Every room, read the way an inspector would.
flip scores each room from the listing photos and makes a call: keep, refresh, replace or required. What is already done is left alone, so the remodel budget goes where the block will pay for it.
KEEP
REFRESHPrimary bath
+$3,800 · 4 daysTile and tub are current. Regrout, replace the vanity top and the fixtures, and move on.
KEEPLiving room
+$1,900Floors refinished, windows newer, plenty of light. Paint and hardware only.
Illustrative rooms and costs. Photos are analyzed for the report and not used for anything else.
For contractors
Spend where the block pays. Stop where it doesn't.
flip prices every category against what buyers on this block actually pay for it. What is below par gets brought to par. What is already there is left alone. And when the neighborhood tops out, the plan says so before you put $35,000 into a kitchen the sale will not repay. Drag the ceiling and watch the plan change.
Value, before and after
As-is today$679,018
After this plan$815,004
Fully renovated, per comps$845,000
Block ceiling$845,000
Spend
$59,120–$110,060
Adds
$135,987
Net
$51,397
Finish level: median. This house already sits at the top of its block. Hit the median finish level, keep it clean, and sell fast. Premium finishes will not be repaid.
Rehab that feeds the deal: $84,590 likely ($59,120–$110,060), before the hidden-risk reserve.
CallItemCostAddsNet
- requiredPlumbingBuyers and inspectors discount a failing system at 1.5–2× its cost. This is a condition of sale, not a profit item.$11,500$11,500$0
- replaceKitchenBelow par and buyers price it first. Full replace at mid-grade finish.$35,000$49,795$14,795
- refreshFlooringA refresh brings this to par for the block; a full replace would not earn more.$7,360$19,918$12,558
- refreshInterior paintA refresh brings this to par for the block; a full replace would not earn more.$5,980$16,598$10,618
- refreshExterior / curb appealA refresh brings this to par for the block; a full replace would not earn more.$9,000$16,598$7,598
- refreshBathroomsFull replace does not pay here; a refresh captures most of the value at a fraction of the cost.$9,000$14,938$5,938
- refreshLandscapingA refresh brings this to par for the block; a full replace would not earn more.$3,500$6,639$3,139
- inspectHeating / coolingNot in the photos. Budgeted as a refresh until you see it; a $0 line here would flatter the deal.$1,000—−$1,000
- inspectElectricalNot in the photos. Budgeted as a refresh until you see it; a $0 line here would flatter the deal.$2,250—−$2,250
- skipWindows, Roof, BasementAlready at par for the block. Don't touch them.
Sample house: 1,840 sqft, 3 bd / 2 ba, built 1952, dated condition, comps say $845,000 renovated. Unit costs are placeholders at contractor rates until calibrated for your metro.
How it works
A listing in, a decision out.
- Step 1
Paste the listing
Drop in the link and the photos. Add the asking price if the page won't give it up.
- Step 2
flip runs the numbers
Comps, ceiling, photo assessment, remodel plan and deal math, in about a minute.
- Step 3
Read the verdict
GO, TIGHT or PASS with the one number that decided it, and a report you can hand to a partner or lender.
The number most calculators skip
Every block has a ceiling. flip finds it.
We take every renovated sale in the neighborhood over the last year and find the price per square foot the top decile clears. If the comp math says $700k but the block has never cleared $640k, the report says $640k, and tells you not to put a $60k kitchen in a house that will not pay for it.
realistic ARV =
min(comp-based ARV, ceiling × subject sqft)
Renovated sales, $/sqft, last 12 monthsn = 43
Comp-based ARV$700k
Ceiling (top decile)$640k
Median renovated$565k
This house, as-is$500k
The comps say $700k. The block says $640k. The report says $640k, and the remodel plan is sized to it: spend $28k, hit the median finish, sell fast.
Try the math
Move the numbers. Watch the verdict.
This is the same deal math the report runs, live. Drag the asking price up and watch GO turn TIGHT, then PASS. In the app the comps set the ARV and the photos set the rehab; here you play both.
Default terms: $60,000 target profit, 6-month hold, 11% money at 85% of cost, 7% to sell, 12% hidden-risk reserve. All editable per deal in the app.
GO
Asking is $36,019 under your max offer and the deal survives ARV -10% with rehab +20%.
Profit
$98,855
Max offer
$601,019
ROI
65%
Worst case
$6,450
Sensitivity · profit if ARV falls and rehab runs over
ARV \ rehab
+0%
+10%
+20%
0%
$98,855
$91,945
$85,035
-5%
$59,563
$52,652
$45,742
-10%
$20,270
$13,360
$6,450
Green clears your target, amber is profitable but short, red loses money. GO needs the base case at target and every cell above zero.
Who it's for
Built for the people who put money into houses
Contractors
You already know what a kitchen costs. flip tells you what the block will pay for it, so you can bring a deal to an investor with a report and win the renovation.
Investors
Stop losing money on ARV. Every comp and every adjustment is on the page, the ceiling is enforced, and the max offer is solved for your target profit.
Agents & lenders
Score every listing your investor clients look at. White-label reports for agents, an API for platforms, and a published accuracy number for your metro.
Pricing
One good decision pays for a year.
Starter
Free during beta
For your first deals.
- Full reports with comps and remodel plan
- Saved deals
- Photo assessment
Pro
Most popular$149 per month
For contractors and investors who run deals every week.
- Unlimited analyses
- PDF reports with your logo
- Editable assumptions per deal
- Priority support
Team & API
Talk to us
For brokerages, lenders and platforms.
- Score every listing over the API
- White-label reports
- Seats and shared deals
- Accuracy report for your metro
FAQ
Questions
Is this an appraisal?+
No. It is a decision tool built the way a good appraiser and a good flipper think: comps with visible adjustments, a ceiling for the neighborhood, and deal math with every assumption editable. Verify before you close.
Where do the comps come from?+
Public assessor and recorded-sale data, and MLS data where we have a licensed feed. We do not scrape listing portals. The listing link is read for its public page details and photos only.
How accurate is the ARV?+
We backtest against completed flips in each metro before we turn it on there: the model sees only what was known on purchase day, and we compare its ARV to the actual resale. The accuracy number for your metro is on your dashboard.
What if the listing site blocks the link?+
Some portals block automated reads some of the time. When that happens the page says so and you drop the photos in directly. Everything else works the same.
Who can see my deals?+
Only you, and anyone you share a report with. Photos are analyzed and not used for anything else.
Run your next house through flip.
The report takes about a minute. The mistake it prevents takes months.
Analyze your first house free