Free investor tool

ARV Calculator

Estimate a property's after repair value (ARV) from recent renovated sales nearby. Enter up to five comps, the subject's square footage and your repair estimate. The calculator returns the ARV range and the most you could pay under the 70% rule.

The numbers below are an example. Replace them with your own comps.

Subject property
Renovated comparable sales
Sale priceSq ftAdjustment (+/-)
Comp 1
Comp 2
Comp 3
Comp 4
Comp 5

Results

Average price per sq ft-
Median price per sq ft-
Estimated ARV (average)-
ARV range (lowest to highest comp)-
70% rule maximum offer-

70% rule: ARV × 0.70 minus repairs. It leaves room for holding, selling and financing costs plus profit.

How the ARV Calculator Works

Each comp's sale price, plus or minus your adjustment, is divided by its square footage to get a price per square foot. The calculator averages those figures and multiplies by the subject's square footage. The low and high ends of the range use the lowest and highest comp.

Adjustments cover differences a price per square foot can't see: an extra bathroom, a garage, a pool, a busier street. Add value when the comp is worse than your finished property would be, and subtract when it is better.

How to Pick Good Comps

  • Renovated sales only. ARV is the value after repairs, so compare against finished homes, not other fixer-uppers.
  • Sold in the last six months. Use closed sales, not list prices.
  • Close by. Stay within about half a mile in a city and inside the same subdivision or school zone when you can.
  • Similar size and layout. Keep square footage within about 20% and match bedroom and bathroom count.
  • Same property type and era. Don't compare a 1950s ranch with a new-construction two-story.

FAQ

What is a good ARV for a flip?

There is no single number. What matters is the gap between ARV and your all-in cost. Many flippers use the 70% rule as a first filter: pay no more than 70% of ARV minus repairs.

How many comps do I need for ARV?

Three is the usual minimum. Five gives a steadier average. If your comps disagree by a lot, the range tells you how uncertain the ARV is.

Is ARV the same as an appraisal?

No. ARV is your estimate of value after work is done. An appraiser or lender may land on a different number, so use conservative comps.

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