Local market • Dallas, TX
House Flipping Calculator for Dallas, TX
High population growth, strong rental demand, and a steady stream of distressed inventory in suburban submarkets.
Worked example: the 70% rule in Dallas
With a median home price around $400,000 in Dallas, a flipper using a 70% of ARV rule would target a maximum offer near $232,000 on a property worth $400,000 after repairs with roughly $48,000 of rehab.
| After-repair value (ARV) | $400,000 |
| Estimated rehab (≈12% of ARV) | $48,000 |
| 70% of ARV | $280,000 |
| Maximum allowable offer (MAO) | $232,000 |
These are illustrative figures. Run the actual numbers — comps, true rehab scope, holding costs, financing — in the FlipOS deal analyzer for an accurate MAO.
A more accurate MAO: work backward from your costs
The percentage rule is just a shortcut for the real formula — subtract every cost and your target profit from the ARV:
MAO = ARV − rehab − closing − holding − selling − target profit
| After-repair value (ARV) | $400,000 |
| Rehab (≈12% of ARV) | −$48,000 |
| Buy / closing costs (≈2%) | −$8,000 |
| Holding costs (≈3%) | −$12,000 |
| Selling costs (≈6.5%) | −$26,000 |
| Target profit (≈19% of ARV) | −$74,000 |
| Maximum allowable offer (MAO) | $232,000 |
Notice this lands on the same $232,000 as the 70% rule above — the rule just bakes these costs into one number. The trade-off it hides: a higher ARV percentage means a thinner profit margin (19% here), which is exactly why standard markets can hold the line at 70%. Always confirm rehab, holding, and selling costs for the specific deal.
What flippers should know about Dallas
High population growth, strong rental demand, and a steady stream of distressed inventory in suburban submarkets. As with any market, the headline median price masks wide variation block-to-block. Pull comps inside a one-mile radius (or tighter in urban submarkets), and confirm rehab costs with at least two local contractors before committing.
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