Local market • San Antonio, TX
House Flipping Calculator for San Antonio, TX
Military-driven demand creates consistent flip exits; many 1970s–80s ranch homes need full updates.
Worked example: the 70% rule in San Antonio
With a median home price around $290,000 in San Antonio, a flipper using a 70% of ARV rule would target a maximum offer near $168,200 on a property worth $290,000 after repairs with roughly $34,800 of rehab.
| After-repair value (ARV) | $290,000 |
| Estimated rehab (≈12% of ARV) | $34,800 |
| 70% of ARV | $203,000 |
| Maximum allowable offer (MAO) | $168,200 |
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) | $290,000 |
| Rehab (≈12% of ARV) | −$34,800 |
| Buy / closing costs (≈2%) | −$5,800 |
| Holding costs (≈3%) | −$8,700 |
| Selling costs (≈6.5%) | −$18,850 |
| Target profit (≈19% of ARV) | −$53,650 |
| Maximum allowable offer (MAO) | $168,200 |
Notice this lands on the same $168,200 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 San Antonio
Military-driven demand creates consistent flip exits; many 1970s–80s ranch homes need full updates. 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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