Who wrote this: the ACC Solutions team. ACC Software makes the A.I. Deal Assistant, so this page describes our own tool and labels it as ours. Product facts and prices match our live A.I. Deal Assistant sales page and pricing page as of Nov 7, 2026. Every dollar figure in the examples below is hypothetical.
What a 70% rule calculator needs before it can help
A 70% rule calculator is only as good as the two numbers you feed it: after-repair value (ARV) and estimated repairs. The arithmetic takes seconds. Getting a defensible ARV and a realistic rehab number is the slow part, and it is where most bad offers start.
That is the job the A.I. Deal Assistant does on a first pass. One address or listing link in, and you get:
- ARV from recent comps: an after-repair value built from recent comparable sales, not the asking price.
- Rehab estimate: square-footage logic plus national and local cost data for a quick rehab number.
- Projected flip profit: the estimated profit on the flip, without building a spreadsheet.
- Property snapshot: key listing details such as beds, baths and year built, pulled in automatically.
To be clear about what it does not do: a max offer (MAO) calculator is not listed on our sales page, so the app does not hand you a "70% offer." You take its ARV and rehab estimate and apply the rule yourself. The calculator further down this page does that arithmetic for you.
A simple plan
- Paste an address or listing link into the A.I. Deal Assistant, on desktop or mobile.
- Read ARV, rehab and projected profit, then run ARV × 0.70 − repairs on those numbers.
- Walk only the survivors. Start with 10 free searches, or see Investor Pro pricing when you are screening real volume.
The 70% rule formula, in one line
MAO = ARV × 0.70 − estimated repairs. It is a common rule of thumb among flippers, not a guarantee and not advice. The 30% you hold back has to cover buying and selling costs, holding costs, financing and your profit. Our 70% rule explainer breaks down what that 30% has to pay for and when the rule does not fit; this page is about running it fast on real leads.
Run the rule on your numbers
Worked example: one lead, three screens (hypothetical numbers)
Every figure here is made up for illustration. It is not A.I. Deal Assistant output, not a Cleveland average and not a promise of profit.
Say a listing asks $95,000. You paste the link and get back (hypothetically) an ARV of $160,000 and a rehab estimate of $38,000.
- Screen 1, standard 70%: $160,000 × 0.70 = $112,000; minus $38,000 = $74,000. The ask is $21,000 above the rule-of-thumb number.
- Screen 2, tighter 65% (for a longer hold or harder financing): $160,000 × 0.65 = $104,000; minus $38,000 = $66,000.
- Screen 3, rehab runs $10,000 over after a walkthrough: $112,000 − $48,000 = $64,000.
Read together, those three lines tell you more than any one of them. A deal that only works at 70% with a perfect rehab number has no margin for the surprises a walkthrough usually finds. That is a pass or a much lower offer, decided before you spend an afternoon driving to it.
Then check the projected flip profit on the same screen. If the 70% number and the profit line disagree sharply, one of your inputs is probably off. Re-check the comps and the scope before you trust either.
Where 70% rule screens go wrong
- Using list price or a listing-site estimate as ARV. ARV comes from recent sold comps that match beds, baths, size and finish level. Our guide on how to calculate ARV covers picking comps.
- Light rehab numbers. A first-pass estimate is a starting point. Replace it with real bids on any deal you pursue; see how to estimate rehab costs per square foot.
- Treating the result as your offer. The rule gives a ceiling for screening. Your real offer comes from the full cost stack; the flip profit formula walks through it.
- Forgetting local costs that land on the buyer. Permits, lead-safe work and point-of-sale repairs can all change the repair line (see the Cleveland notes below).
- Running the rule once. Re-run it every time ARV or repairs change. The calculator above makes re-running it easy.
Cleveland and Cuyahoga County checks before you trust the repair number
- Parcel facts: confirm parcel, ownership and recorded details through Cuyahoga County MyPlace and the Fiscal Officer.
- City of Cleveland permits: rehab work in the city may need permits; start with Building & Housing's home rehab permit page, and plan the calendar time into your holding costs.
- Point-of-sale inspections in some suburbs: Cleveland Heights, for example, requires a Certificate of Inspection (Point-of-Sale) before an agreement to sell, and the seller must give the buyer a copy. Read it before you finalize repairs, because the violations listed there are part of your rehab.
- Lead-safe work: many pre-1978 homes fall under the EPA Renovation, Repair and Painting (RRP) Rule, which affects who can do the work and how.
If a Cleveland deal clears your screen and you want help with the project itself, tap "Need Help With This Flip?" on your results to ask the ACC team, or read how our Cleveland rehab project coordination works.
How this page differs from our other deal tools
Our fix and flip analyzer page is the full product overview of the paste-to-ARV-rehab-profit screen. Our ARV calculator page goes deep on comps-based ARV. This page is for one question: does this lead pass the 70% rule of thumb once I have real ARV and rehab numbers? If you would rather type every number yourself, the free fix and flip profit calculator needs no sign-up.
Pricing (live Nov 7, 2026)
- Free: $0, 10 searches, access for 72 hours, no credit card needed.
- Investor Pro - Solo: $47/month, 3,000 searches per month, automatic updates, batch search support.
- Enterprise: let's talk. Team licensing, custom reports, dedicated support, batch search support.
100+ active real estate investors are already using the A.I. Deal Assistant. Questions? Call (216) 238-5999 or email support@accmgmtsolutions.com.
Frequently Asked Questions
What is the 70% rule formula for house flipping?
The common rule of thumb is maximum allowable offer (MAO) = ARV × 0.70 − estimated repairs. On a hypothetical $160,000 ARV with $38,000 of repairs, that is $112,000 − $38,000 = $74,000. It is a screening shortcut, not a guarantee of profit and not advice.
Does the A.I. Deal Assistant calculate my maximum offer?
No. A max offer (MAO) calculator is not listed on our sales page. The A.I. Deal Assistant gives you ARV from recent comps, a rehab estimate, projected flip profit and a property snapshot. You apply the 70% rule to those numbers yourself, by hand or with the small calculator on this page.
Is 70% the right percentage for every deal?
No. The 70% figure is a rule of thumb. Investors often tighten it when holding time, financing or selling costs run higher, or when the rehab scope is uncertain. Always run the full cost stack on a deal before you make a firm offer.
How much does the A.I. Deal Assistant cost?
The free tier is 10 searches with 72-hour access, and no credit card is needed. Investor Pro - Solo is $47 per month for 3,000 searches, with automatic updates and batch search support.
Are the ARV and rehab numbers an appraisal?
No. Results are estimates to help you screen deals. They are not appraisals or inspections. Confirm any deal you pursue with comps you check yourself, a walkthrough and real contractor bids.
Run your next lead through the 70% rule
Paste an address or listing link, read ARV, rehab and projected profit, then run ARV × 0.70 − repairs before you call the seller.
Want the product tour first? See how the A.I. Deal Assistant works.
Results are estimates to help you screen deals. They are not appraisals or inspections. The 70% rule is a rule of thumb, not financial or legal advice. Always confirm the numbers with your own due diligence.