ARV Calculator
Determine post-repair property value using the price-per-sqft comp analysis method.
Free to start. No spreadsheets.
Visual Walkthrough
ARV is calculated by dividing comp sale prices by their size, then applying that ratio to your property:
How Comps are Visualized
Comp A
$248,000
1,420 sqft
$174.65/sqft
Comp B
$261,000
1,500 sqft
$174.00/sqft
Comp C
$253,500
1,460 sqft
$173.63/sqft
Average
—
—
$174.09/sqft
Target property: 1,480 sqft × $174.09 = $257,653 ARV
Comp Selection Requirements
Recency
≤ 90 days
Since sale closed
Distance
≤ 0.5 mi
Urban / suburban
Size
± 15%
Square footage match
The ARV Formula — Price Per Square Foot Method
ARV calculation uses the same methodology as a licensed appraisal. The core principle: value a property by what similar renovated properties have actually sold for — not what's currently listed.
Worked Example: Tampa, FL — 3/2 SFR
Three nearby renovated homes sold in the last 60 days:
Comp A
Sale: $248,000
Size: 1,420 sqft
$174.65/sqft
Comp B
Sale: $261,000
Size: 1,500 sqft
$174.00/sqft
Comp C
Sale: $253,500
Size: 1,460 sqft
$173.63/sqft
Average $/sqft: $174.09 · Target property size: 1,480 sqft
Estimated ARV: $174.09 × 1,480 = $257,653
Pro Tip: If your target property has one more bathroom than all three comps, add $8,000-$12,000 to your ARV estimate. If it has a garage and the comps don't, add $15,000-$25,000 depending on your market. These manual adjustments prevent systematic under- or overvaluation.
Understanding After Repair Value
What the ARV Calculator Does
Calculates projected market value using the price-per-square-foot method — the same methodology used by licensed appraisers. Enter up to three comparable sold properties, and the calculator produces a weighted ARV estimate you can use to set your maximum offer price with confidence.
Why ARV Is the Foundation of Every Deal
ARV is the exit number — the price at which you sell the fully renovated property. It determines how much you can pay to buy (MAO), how much you can spend renovating (rehab budget ceiling), and whether a deal is even worth pursuing. A 5% ARV error on a $300,000 deal is a $15,000 miss.
The ARV Calculation Method
Pull 3 Closed Comps
Find 3 recently sold renovated properties within 0.5 miles with similar bed/bath count and square footage. Use MLS, PropStream, or county records — not Zillow.
Calculate Average Price Per SqFt
Divide each comp's sale price by its square footage. Average the three ratios to create a reliable price-per-sqft benchmark.
Apply to Your Property
Multiply your target property's square footage by the average price-per-sqft ratio. The result is your estimated ARV — the anchor for all offer calculations.
Most investors lose money here — avoid these mistakes:
- Using active listing prices instead of closed sales — listings reflect seller wishes, not actual market value.
- Ignoring condition differences between comps — a fully renovated comp is only valid if your renovation will match it.
- Relying on automated valuation models (Zillow, Redfin) — they average all sales conditions and inflate distressed-market ARVs.
Example Scenario
Interactive ARV Predictor
Real-World Application
How professional investors approach ARV:
- ✓Use at least 3 comps — more comps = lower variance = more reliable ARV. Never make a bid based on one comp.
- ✓Weight the most recent comps more heavily. A 30-day-old comp is more reliable than a 75-day-old comp in active markets.
- ✓Walk the comps in person if possible — photos don't capture finish quality or layout issues that affect value.
- ✓Get a Realtor or appraiser to confirm your ARV before closing on a deal over $200,000.
- ✓Track your ARV accuracy over time. If your estimates consistently run 5-10% high, adjust your analysis inputs accordingly.
ARV Questions Every New Investor Asks
Q.Does ARV include the cost of repairs?
No. ARV is the projected market value AFTER repairs are complete, assuming the property is in full retail condition. It is the exit price you expect when you sell the renovated property. You calculate ARV separately from rehab cost — then subtract your rehab cost from the ARV when calculating your MAO or profit.
Q.How recent do comparable sales need to be?
In most markets, stay within 90 days. In fast-moving markets (appreciation more than 5% annually), go back no more than 60 days — old comps understate true ARV. In slow or flat markets, 6 months is acceptable. The rule of thumb: the more volatile the market, the shorter your comp window should be.
Q.What makes a property a good comp for ARV analysis?
A good comp: (1) sold within 90 days, (2) is within 0.5 miles in urban areas or 1 mile in suburban areas, (3) has the same bedroom and bathroom count (within 1 of each), (4) is similar in square footage (within 15-20%), (5) was fully renovated or in updated retail condition — not another distressed property. The closer the match, the more reliable the ARV.
Q.Can ARV change between when I analyze a deal and when I sell?
Yes — market conditions shift. This is why experienced investors build in margin buffers beyond the 70% rule. If the market softens 5-10% during your hold period, a well-bought deal (at 65-68% of ARV) stays profitable. A barely-passed deal (at 70% of ARV) becomes a loss. ARV accuracy matters most in flat or declining markets.
Q.Should I use the same ARV for wholesaling as for flipping?
Use the same ARV — it reflects the true market value. What changes is your target margin. Wholesalers use 65% of ARV to leave room for the end buyer (flipper) to hit their 70% rule. If you build the deal at 70% and wholesale it, the buyer has no room to profit and will reject it.
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You can calculate this manually, or use our deal analyzer.