Local market • Las Vegas, NV
House Flipping Calculator for Las Vegas, NV
Volatile but high-margin market; flippers tend to focus on STR-eligible properties.
Worked example: the 75% rule in Las Vegas
With a median home price around $420,000 in Las Vegas, a flipper using a 75% of ARV rule would target a maximum offer near $264,600 on a property worth $420,000 after repairs with roughly $50,400 of rehab. The classic 70% rule is too conservative here — at a $420,000 ARV, a flat 70% would price you out of nearly every deal. Fixed transaction costs are a smaller share of a high ARV and competition compresses margins, so Las Vegas flippers underwrite closer to 75%.
| After-repair value (ARV) | $420,000 |
| Estimated rehab (≈12% of ARV) | $50,400 |
| 75% of ARV | $315,000 |
| Maximum allowable offer (MAO) | $264,600 |
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) | $420,000 |
| Rehab (≈12% of ARV) | −$50,400 |
| Buy / closing costs (≈2%) | −$8,400 |
| Holding costs (≈3%) | −$12,600 |
| Selling costs (≈6.5%) | −$27,300 |
| Target profit (≈14% of ARV) | −$56,700 |
| Maximum allowable offer (MAO) | $264,600 |
Notice this lands on the same $264,600 as the 75% 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 (14% here), which is exactly why competitive markets like Las Vegas accept tighter spreads. Always confirm rehab, holding, and selling costs for the specific deal.
What flippers should know about Las Vegas
Volatile but high-margin market; flippers tend to focus on STR-eligible properties. 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.
Run Las Vegas flips in FlipOS
Deal analyzer, rehab estimator, project tracker, CRM, and budget — all in one workspace. Free trial, no credit card.
Try FlipOS free