The Real Estate 70 Rule: A Guide for House Flippers

The real estate 70 rule is a well-established guideline used by house flippers and real estate investors to determine the financial viability of a potential investment property. This rule helps investors calculate the maximum amount they should pay for a property to ensure a profitable return on investment. In this comprehensive guide, we will explore the real estate 70 rule, its importance, how to calculate it, and its limitations, among other relevant aspects.

Understanding the Real Estate 70 Rule

The real estate 70 rule, also known as the 70% rule, is a guideline that helps real estate investors determine the maximum price they should pay for a property to ensure a profitable return on investment. The rule suggests that investors should not pay more than 70% of the property's after-repair value (ARV) minus the estimated repair costs. By adhering to this rule, investors can maintain a buffer for potential risks, unforeseen expenses, and market fluctuations, ensuring a profitable venture.

The Importance of the Real Estate 70 Rule

The real estate 70 rule is essential for investors because it helps them quickly assess the financial viability of a potential investment property. By adhering to this rule, investors can:

Minimize the risk of overpaying for a property
Ensure a sufficient profit margin
Avoid potential financial pitfalls associated with house flipping
Streamline the property evaluation process
Increase the chances of a successful flip

Calculating the Real Estate 70 Rule

To apply the real estate 70 rule, investors need to follow three main steps: determining the after-repair value (ARV), estimating repair costs, and applying the 70 rule formula.

Step 1: Determine the After-Repair Value (ARV)

The after-repair value (ARV) is an estimated value of the property once all repairs and upgrades have been completed. To calculate the ARV, investors must:

Assess the property's current condition and identify needed repairs and upgrades
Research the local real estate market to identify comparable properties (comps) that have been recently sold or listed for sale
Analyze the comps to estimate the potential selling price of the renovated property
Consult with a real estate agent or appraiser for a professional opinion on the property's potential value after repairs

Step 2: Estimate the Repair Costs

Estimating repair costs is a crucial step in applying the real estate 70 rule. Investors should:

Conduct a thorough inspection of the property to identify necessary repairs and upgrades
Consult with contractors or other professionals to obtain accurate cost estimates for the identified repairs
Factor in any additional costs, such as permits, inspections, and contingencies for unforeseen issues
Add up all estimated costs to arrive at the total repair cost

Step 3: Apply the 70 Rule Formula

With the ARV and repair costs in hand, investors can now apply the 70 rule formula:

Maximum Purchase Price = (ARV x 0.70) - Estimated Repair Costs

For example, if a property has an ARV of 50,000 in repairs, the maximum purchase price would be:

(50,000 = $160,000

By adhering to this formula, investors can ensure they maintain a sufficient profit margin while minimizing potential risks.

Exceptions to the Real Estate 70 Rule

While the real estate 70 rule is a valuable guideline, it is not a one-size-fits-all solution. In some cases, investors may need to deviate from the rule due to factors such as:

Local market conditions: In highly competitive markets, investors may need to pay more than 70% of the ARV to secure a property, while in less competitive markets, investors may be able to pay less.
Property type and location: Different types of properties and locations may warrant adjustments to the real estate 70 rule. For example, luxury properties or properties in high-demand neighborhoods may require a higher percentage of the ARV.
Experience level: Experienced investors may be more comfortable deviating from the rule due to their knowledge of the market and the specific property type.

Pros and Cons of the Real Estate 70 Rule

The real estate 70 rule offers several advantages and disadvantages for investors.

Pros:

Provides a quick and straightforward method for evaluating potential investment properties
Helps minimize the risk of overpaying for a property
Ensures a sufficient profit margin
Streamlines the property evaluation process

Cons:

May not be applicable in all market conditions or property types
May not account for all costs and variables associated with a particular property or market
Relies on accurate ARV and repair cost estimates, which can be challenging to obtain

The Real Estate 70 Rule in Different Markets

The real estate 70 rule's applicability can vary depending on the local market conditions and property types. In highly competitive markets, investors may need to pay more than 70% of the ARV to secure a property, while in less competitive markets, investors may be able to pay less. Additionally, different property types, such as luxury properties or properties in high-demand neighborhoods, may require adjustments to the real estate 70 rule.

To successfully apply the real estate 70 rule in different markets, investors must:

Understand the local market conditions and trends
Research comparable properties and analyze recent sales data
Consult with local real estate professionals for insights and guidance
Adjust the real estate 70 rule as needed based on the specific market and property type

Alternative Strategies to the Real Estate 70 Rule

While the real estate 70 rule is a valuable guideline, investors may also consider alternative strategies to assess the financial viability of potential investment properties. Some alternative strategies include:

Cash-on-cash return: This metric calculates the annual return on investment based on the cash flow generated by the property relative to the initial cash invested.
Return on investment (ROI): This metric evaluates the overall profitability of an investment by comparing the net profit to the initial investment.
Gross rent multiplier (GRM): This metric measures the ratio between the property's purchase price and its gross rental income, providing a quick estimate of the property's income-generating potential.

Each of these strategies has its strengths and weaknesses, and investors should consider a combination of methods to make informed decisions about potential investment properties.

Real Estate 70 Rule for Wholesalers

Real estate wholesalers can also benefit from using the real estate 70 rule when identifying and negotiating deals with property sellers. Wholesalers should be aware of the typical purchase prices that investors are willing to pay in their market and adjust the 70 rule accordingly. By ensuring that the contracted price falls within the 70 rule guidelines, wholesalers can increase their chances of successfully assigning the contract to an end investor and earning a profit.

How to Increase the Value of Your Investment Property

To maximize the potential profit when flipping a property, investors should focus on increasing the property's value through strategic renovations and upgrades. Some effective ways to increase a property's value include:

Enhancing natural light by installing large windows, sliding glass doors, or skylights
Upgrading lighting fixtures with energy-efficient LED lights
Incorporating smart home devices to improve convenience and functionality
Installing solar panels to reduce energy costs and attract eco-conscious buyers
Improving curb appeal through landscaping, exterior lighting, and well-maintained pathways

Conclusion: The Real Estate 70 Rule as a Guideline

The real estate 70 rule is a valuable guideline for investors looking to maximize their profits when flipping properties. However, it is important to remember that this rule is not a one-size-fits-all solution and may need to be adjusted based on local market conditions, property types, and individual investor preferences. By understanding the real estate 70 rule and its limitations, investors can make informed decisions and increase their chances of success in the competitive world of real estate investing.