§ 19 / FLIP

know the spread.
before you buy.

A flip lives or dies on three numbers: ARV, repair budget, holding period. PlainComp grades the exit comp, runs the 70% rule, and books every cost line so the spread you see at offer is the spread that closes.

▮ RUN THE NUMBERS ○ SEE PRICING

01 / CONTEXT

Most flips don't lose money on the rehab. They lose it on a soft ARV and a holding period that ran two months long. Hard-money rates compound, taxes accrue, and the comp set you priced against quietly rotates while the kitchen is half-demoed.

PlainComp prices the exit the way a listing agent would defend it — confidence-graded, adjustment-transparent, recalculable on a single comp swap. Pair that with a full cost stack and the 70% rule prints a max offer you can actually walk in with.

03 / INPUTS

Five sections feed one model. Every change recalculates the spread, the break-even, and the ROI band below.

A / PROPERTY

AFTER REPAIR VALUE — ARV

PURCHASE PRICE

CURRENT CONDITION

B / REHAB

$89,000

KITCHEN

BATHROOMS×2

QTY

ROOF

HVAC

FLOORING

EXTERIOR / LANDSCAPING

ELECTRICAL

PLUMBING

COSMETIC / PAINT

PERMITS & OTHER

C / HOLDING

HOLD PERIOD

TAX / MO

INSURANCE / MO

UTILITIES / MO

MAINT / MO

D / FINANCING

LOAN AMOUNT$89,000

RATE %

POINTS

ORIG FEES

E / SELLING

LIST %

BUYER %

CLOSING %

STAGING

CONCESSIONS

○ AWAITING INPUTS

enter ARV and purchase price above

THE MODEL POPULATES IN REAL TIME

05 / EDGE

The calculator above only matters if the ARV at the top is real. Four things separate a defensible exit comp from a hopeful one.

01 / EXIT

Confidence-graded ARV

Every valuation gets a letter grade A through E based on comp count, price spread, and recency. You see the grade before you write the offer.

02 / COMPS

Live comp swap

Drop a comp the seller pushes back on, the ARV recalculates instantly. The exit number you defend is the exit number you sourced.

03 / ADJUST

Six-axis adjustments

Pool, condition, renovation, view, garage, lot — each with dollar/percent toggle. Tune the comps to the post-rehab subject, not pre.

04 / SPEED

Sub-five-second runs

Address in, defended ARV out. Run twenty deals in the time a manual CMA takes once.

06 / VS

Side-by-side against Zestimate, a manual CMA from a buyer's agent, and a desktop appraiser.

METRIC	▮ PLAINCOMP	○ ZESTIMATE	○ AGENT CMA	○ DESKTOP APPR.
PRICE	FREE — $39/MO	FREE	FREE · IF ASKED	$200-400
SPEED	< 5 SEC	INSTANT	24-48 HR	3-5 DAY
POST-REHAB ARV	YES · 6-AXIS ADJ	—	MANUAL	YES
CONFIDENCE GRADE	A-E	—	—	NARRATIVE ONLY
LIVE COMP SWAP	YES	—	—	—
BULK / API	YES	—	—	—

07 / NEXT DEAL

price the exit first.

First valuation is free. Defended ARV, six-axis adjustments, and the spread booked to the dollar before you write a contract.