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The three Devlot modes

Fix & Flip mode

Buy, renovate and sell knowing what you'll keep.

Before you make an offer on a house, see how high you can go, what it really costs to remodel and sell it, and how much you keep at the end. Then you run the rehab step by step from your phone.

Start free Try the calculator

Free to try: 1 study and 1 project, with everything unlocked for the first 14 days. Works in the browser and on your phone.

Two men reviewing a plan in front of a single-story house
The house you're looking at

The lingo

Six words and you're talking Fix & Flip.

A Fix & Flip means buying a house that needs work, remodeling it and selling it. These are the words you'll see in the app.

  • ARVAfter Repair Value

    What the house would be worth once remodeled. It comes from similar homes sold nearby.

  • MAOMaximum Allowable Offer

    Your maximum offer: 70% of the ARV minus the rehab. Go any higher and the deal gets tight.

  • RehabThe remodel

    What it costs to fix up the house, line by line and with a contingency (a cushion for surprises).

  • Hard moneyThe loan

    A short-term, high-rate loan to buy and remodel. You pay it off when you sell.

  • HoldingCarrying the house

    What you pay every month while the house is yours: taxes, insurance and utilities.

  • CompsComparables

    Similar homes that sold nearby. They are what the ARV is calculated from.

The path

From the house you saw to the house you sold.

You create a study, choose the “Fix & Flip” type and the app takes you through 4 sections: Property, House Comparables (ARV), Feasibility and Final Summary. If you say GO, the study becomes a project with the same numbers.

1 Before you make an offer

First, what the house is worth once remodeled.

You enter the property and the similar homes that sold nearby. The app calculates the ARV from those comps, but they don't all weigh the same: a house sold last month counts more than one that was only listed or sold a year ago.

  • Property · the address, the price and what you're looking for in the house
  • House comparables · you enter them by hand, with no limit on any plan
  • AI Research · finds nearby sold homes, via Zillow
  • Weighted ARV · each comp with its percentage and the reason why
House Comparables (ARV)Example
1512 Oak St$325,000100%sold 2 months ago · 1,420 SF · $229/SF
980 Pine Ave$349,00090%sold 5 months ago · 1,610 SF · $217/SF
2201 Elm Dr$326,00070%listed only, not sold · 1,380 SF · $236/SF
77 Cedar Ct$307,50050%sold 14 months ago · 1,500 SF · $205/SF
$224/SF weighted · reference ARV$325,000

2 Before you buy

Then, how much to offer and what you keep.

In Feasibility the app calculates your maximum allowable offer (MAO) and tells you whether your price is above or below it, with the number. Below that it builds the full cost: purchase and closing, rehab, loan, holding and sale. In the Final Summary you see whether it comes in under the MAO and with a profit, and you decide GO or NO-GO.

  • Line-item rehab · 17 line items; estimate it by $/SF (light, medium or full) and swap in your quotes
  • Financing · hard money, points, interest and the cost of your own money
  • Purchase and closing costs · insurance, title, taxes and loan closing
  • How much can this deal take? · your profit if the job runs long and the house sells for less
Rehab budgetExample
Structure · demolition, roof, repairs$9,000
Exterior · windows, doors, facade$6,500
Systems · plumbing, electrical, HVAC$8,500
Interior · flooring, kitchen, baths, paint$21,000
Closeout · yard, permits, cleanup$3,000
Rehab $48,000 + 10% contingency$52,800
A builder reviewing his project's numbers on the computer in his office
The numbers, before you sign

3 During the rehab

You bought it. Now the rehab, step by step.

The Build screen turns into a rehab checklist: 9 phases and 41 steps, from evaluating the house and pulling permits to listing the house on the MLS. You mark each step done or “not applicable”, and it keeps its notes.

  • Calendar · each event is tied to a step; once it's done, the step checks itself off
  • Before and after photos · for the buyer and for the lender
  • Expenses and quotes · what the job really costs
  • Feasibility stays live · change a number and watch the profit change

Try it here

Move the numbers on your house and see what happens.

It is the same math the app does, with the values it starts with. Begin with the example and plug in the numbers for the house you're looking at.

Your deal

What the math assumes
  • Rehab contingency: 10%
  • Hard money: lends 80% of the purchase and 100% of the rehab, at 10.5% a year, with 2 points
  • Holding: $1,800 a month (taxes $900, insurance $500, utilities $400)
  • Staging $3,500 and draws $500
  • Sale: 5% agent commission and 2% closing costs
  • Insurance 0.8% and title 0.55% of the purchase; fixed closing costs of $1,995 and $2,550
  • Your money: whatever the loan doesn't cover, plus a 10% cushion, at 12% a year

These are the values the app starts with (typical for Florida in 2026). In the app you can change each one to match your lender and your title company.

Fix & Flip FeasibilityExample
Max offer (MAO) · 70% rule $174,700 $325,000 × 0.70 − $52,800 of rehab with contingency
Your purchase $170,000

You're $4,700 below the MAO

Estimated profit$42,855
ROI (on purchase + rehab)19.2%
Margin on ARV13.2%
Total cost (all-in)$282,145
Cost of money$15,716
Out of pocket$73,606

Where the money goes

  • Purchase price$170,000
  • Purchase and closing costs$11,654
  • Rehab (with contingency)$52,800
  • Holding, staging and draws$13,000
  • Hard money interest$8,260
  • Selling costs$22,750
  • Interest on your own money$3,680

What if things go worse?

Your profit and ROI if the house sells for less, the rehab goes up or the job takes longer.

  • As planned$42,855ROI 19.2%
  • ARV −5%$27,743ROI 12.5%
  • ARV −10%$12,630ROI 5.7%
  • Rehab +10%$37,190ROI 16.3%
  • 3 more months of work$29,380ROI 13.2%

 

The app shows the numbers. The decision is yours.

What else it does

Everything else a flip needs, in the same app.

  • What if I rent it instead of selling?

    Same purchase, same rehab, same loan: enter a rent and see selling side by side with refinancing and renting. If the DSCR falls below 1.25, it flags it.

  • How much can this deal take?

    A table with your profit and ROI if the job runs 3 or 6 months late and if the ARV drops 5% or 10%, and which one is the worst case.

  • Before and after photos

    In the project you keep how the house looked and how it turned out, to show the buyer or the lender.

  • AI assistant

    It knows your flip (purchase, ARV and rehab with contingency) and answers with your numbers. Ask it to add a to-do or an expense and you confirm it.

    Evaluator and up

  • Subcontractors and quotes

    Your subcontractor directory and their quotes; approve one and the expense and a reminder are logged.

    Quotes on Developer and up

  • Team with roles

    Invite your people to the project and each one sees their part: the field crew doesn't see your margins.

    Evaluator and up

Which plan includes it

The flip numbers, on the free plan.

The Fix & Flip study with its full feasibility costs nothing. You pay when you want AI to find comps for you or once you are remodeling.

Free$0

Free trial

  • Fix & Flip study: property, manual comps, feasibility and GO / NO-GO
  • MAO, line-item rehab, financing and “How much can this deal take?”
  • 1 study and 1 project
Start free
Evaluator$59/mo

To compare houses

  • Everything in the free plan
  • AI Research: 25 comps searches a month
  • AI chat and documents
  • 8 studies · 5 projects
Choose Evaluator
Developer$149/mo

To remodel

  • Everything in Evaluator, with 80 searches a month
  • Rehab checklist, calendar, expenses, quotes and to-dos
  • Team with roles (up to 8 per project) and the WhatsApp assistant
  • 40 studies · 25 projects
Choose Developer

For the first 14 days you get everything unlocked, as on Developer. Pay yearly and get 2 months free. See all plans

FAQ

What flippers ask us.

Still have a question? Create your free account and try it on the next house you're looking at.

What is the 70% rule?

It is a rule of thumb to keep you from overpaying: you offer at most 70% of the ARV (what the house would be worth once remodeled) minus the cost of the rehab. The 30% left out covers interest, closing costs, the commission when you sell and your profit. In Devlot the rehab goes in with its contingency: with a $325,000 ARV and a $48,000 rehab plus 10%, the maximum allowable offer (MAO) is $174,700.

Why is the profit lower than in my spreadsheet?

Because the app counts what many spreadsheets leave out: purchase costs and loan closing costs, hard money interest (the short-term loan to buy and remodel) month by month, holding costs (taxes, insurance and utilities while you remodel), the commission and closing costs when you sell, and what your own money costs you. It is all broken down under “Where the money goes”.

Where does the ARV come from?

From similar homes that sold nearby (the comparables, or comps). You enter them by hand, with no limit on any plan, or from the Evaluator plan up you search for them with AI Research, which pulls nearby sold homes via Zillow. Each comp carries a different weight: more if it sold (not just listed), if the sale is recent and if it is similar to your house in size and bedrooms. The app shows you the percentage for each one.

Do the costs in the app work for my state?

They are starting values: a typical hard money loan (it lends 80% of the purchase and 100% of the rehab, at 10.5% a year with 2 points) and Florida closing costs in 2026. They work as a starting point in any state, but they depend on your lender and your title company. In the app you can change every value, and the screen tells you which ones are typical rather than from your deal.

Can I compare selling it against renting it?

Yes. In Feasibility you enter an estimated monthly rent and the app puts side by side selling (a one-time profit) and refinancing and renting (the monthly cash flow and how much money stays tied up in the house), with the same purchase, the same rehab and the same loan. If the DSCR (how well the rent covers the loan payment) falls below 1.25, which is what a bank usually asks for, it flags it. For the full rental analysis there is the BRRR mode.

How much does it cost?

You can start free: the Fix & Flip study with its full feasibility is included in the free plan (1 study and 1 project), and for the first 14 days every feature is unlocked. The AI comps search comes with the Evaluator plan ($59 a month); the rehab checklist, the calendar and the job expenses, with Developer ($149 a month).

Fix & Flip · Start with the offer

Your next flip starts with the right offer.

Create your account, enter the house you're looking at and its comps, and see today how high you can offer and how much you keep.

Start free See the other modes
Finished single-story house at sunset
Remodeled and ready to sell