Mobile Home Deal & Flip Profit Calculator

Enter your purchase price, rehab budget, holding costs, and expected sale price to see projected profit, ROI, and margin before you commit to a deal.

• Projected profit — Net sale proceeds minus everything you put into the deal.
• ROI and margin — Return on total invested and profit as a share of the sale price.
• Holding costs — Lot rent, utilities, insurance, and interest over the months you hold.
• Selling costs — Commissions and closing costs as a percentage of the sale.

How mobile home flip profit is calculated

Profit is what is left after every dollar out is subtracted from the net sale proceeds. Money out is the purchase price, the rehab budget, holding costs for however many months you own the home, and other costs like transport, setup, title work, and permits. Money in is the sale price less selling costs. The number people most often get wrong is holding cost, because it accrues quietly every month the home sits.

Why holding costs decide marginal deals

On a manufactured home, holding cost is usually lot rent plus utilities, insurance, and interest on any money you borrowed to buy it. A home carrying several hundred dollars a month in lot rent can erase the margin on a thin deal if the rehab runs two months long. Model a realistic timeline, then model a pessimistic one — the gap between them is your risk.

ROI versus margin

ROI measures profit against the cash you actually put in, which is what tells you whether the deal was worth tying up capital. Margin measures profit as a share of the sale price, which tells you how much cushion you have if the home sells for less than you hoped. A deal can show strong ROI and thin margin at the same time; look at both.

Frequently asked questions

What is a good profit margin on a mobile home flip?

It depends on your market, your capital cost, and how long the home is held, so there is no universal number. The more useful discipline is to decide your own minimum acceptable profit and ROI before you look at a deal, then walk away from anything that does not clear it after realistic holding costs and selling costs are included.

What counts as holding costs?

Every recurring cost of owning the home before it sells: lot rent or land payment, utilities during the rehab, insurance, property taxes if applicable, and interest on any financing used to acquire it. Multiply the monthly figure by the number of months you realistically expect to hold.

What does ARV mean?

After Repair Value — what the home should sell for once the rehab is finished. Base it on recent comparable sales in the same community or market, not on asking prices, and be conservative. Overestimating ARV is the single most common way a projected profit disappears.

What selling costs should I include?

Anything that comes out of the sale price: sales commission if you use an agent or pay a salesperson, closing and title transfer fees, and any concessions to the buyer. Entering these as a percentage of the sale price keeps the estimate accurate as you test different sale prices.

Should I include my own labor?

If you do the rehab yourself, your time has real value even though no cash leaves your account. Many investors add a line for it in the rehab budget so the deal is judged on the same basis as one where a contractor is hired. Otherwise you can end up buying yourself a low-paying job.

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