Local market • Nashville, TN
House Flipping Calculator for Nashville, TN
Hot in-migration market; higher entry costs but premium retail buyer pool.
Worked example: the 75% rule in Nashville
With a median home price around $460,000 in Nashville, a flipper using a 75% of ARV rule would target a maximum offer near $289,800 on a property worth $460,000 after repairs with roughly $55,200 of rehab. The classic 70% rule is too conservative here — at a $460,000 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 Nashville flippers underwrite closer to 75%.
| After-repair value (ARV) | $460,000 |
| Estimated rehab (≈12% of ARV) | $55,200 |
| 75% of ARV | $345,000 |
| Maximum allowable offer (MAO) | $289,800 |
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) | $460,000 |
| Rehab (≈12% of ARV) | −$55,200 |
| Buy / closing costs (≈2%) | −$9,200 |
| Holding costs (≈3%) | −$13,800 |
| Selling costs (≈6.5%) | −$29,900 |
| Target profit (≈14% of ARV) | −$62,100 |
| Maximum allowable offer (MAO) | $289,800 |
Notice this lands on the same $289,800 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 Nashville accept tighter spreads. Always confirm rehab, holding, and selling costs for the specific deal.
What flippers should know about Nashville
Hot in-migration market; higher entry costs but premium retail buyer pool. 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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