Real Estate Comps Tool
AI-assisted comparable analysis that filters for investment-grade comps — not Zillow averages.
Free to start. No spreadsheets.
AI-assisted comparable analysis built for investment underwriting
AI Comparable Filtering
The AI screens candidate comps and flags ones that distort your ARV — foreclosure sales, estate sales, non-arm's-length transactions, and outlier prices. Only clean, market-rate comparable sales influence your valuation.
Condition-Adjusted Valuations
Automatically adjusts for differences between your target property and each comparable: bedroom and bathroom count, garage presence, pool, finished basement, lot size variation, and renovation quality tier.
Location Intelligence
Market context data alongside individual comps: average days-on-market for renovated properties, price-per-sqft trend direction, and neighborhood value tier relative to surrounding zip codes.
Price-Per-SqFt Analysis
Breaks each comparable down to its price-per-square-foot ratio for direct comparison. Identifies comps where the price was inflated by amenities (pool, extra garage) vs. pure market $/sqft.
ARV Confidence Scoring
Assigns a confidence score to each ARV estimate based on comp quality: number of comps, average distance, recency, and condition match. Low-confidence ARVs flag an alert to do more research before underwriting.
Recency Weighting
Automatically weights more recent sales higher in the ARV calculation. A comp from 20 days ago carries more weight than one from 85 days ago — reflecting how the market has moved during your comp window.
What comp analysis results look like
1102 Wilson Ave
High Conf.889 Park St
High Conf.1398 Oak Dr
Med Conf.ARV Summary — 1247 Wilson Ave
High ConfidenceAvg Adjusted $/SqFt
$196.82
Target Size
1,485 sqft
Estimated ARV
$292,278
Comps methodology — investor-grade vs. consumer tools
AI-Assisted Comparable Analysis for Investors
What the Comps Tool Does
InvestorVI's comps tool aggregates closed property transactions, applies AI filtering to identify true comparables (excluding foreclosure sales, outliers, and condition mismatches), adjusts for property differences, weights results by recency, and synthesizes a confidence-scored ARV estimate. It's built specifically for investment underwriting — not homeowner valuation.
Why Comp Accuracy Is the Foundation of Every Deal
Every investment calculation flows from ARV. A 5% ARV error on a $300,000 exit is a $15,000 miscalculation — which becomes your phantom profit. Investors who rely on automated consumer tools like Zestimate consistently discover this gap at the closing table. Precise comp methodology isn't optional — it's what separates investors who consistently make money from those who are surprised by outcomes.
How to Run Comp Analysis on InvestorVI
Enter Property Details
Input the subject property's address, square footage, bedroom/bathroom count, and condition. The tool uses these to filter for truly comparable sales.
Review AI-Filtered Results
Examine the AI-filtered comparable list. Review each comp's condition, distance, recency, and confidence rating. Exclude or adjust any that don't represent your expected exit condition.
Apply ARV to Your Analysis
The filtered, adjusted average $/sqft flows directly into the ARV calculator and deal analyzer. Your comp work becomes your underwriting foundation without manual data transfer.
Investors who use weak comp methodology consistently:
- Include active listings in their ARV analysis — listings reflect seller asks, not market reality. Only closed sales count.
- Use comps from different condition tiers — comparing your renovated exit to a distressed, as-is comp produces an ARV that is 15–25% too low.
- Ignore the 90-day recency rule in fast-moving markets — a 6-month-old comp in a 5% appreciation market understates ARV by $10,000–$20,000.
- Fail to adjust for major property differences — a comp with a pool or extra bedroom inflates $/sqft if used without adjustment.
- Accept the first 3 comps they find without screening quality — low-confidence comps produce low-confidence ARVs that fail the negotiation.
Example Scenario
AI Market Sales Comps
Real-World Application
Professional investor comp standards:
- ✓Always verify that comp sales were arm's-length transactions — estate sales, foreclosures, and related-party transfers skew low and should be excluded.
- ✓Pull comps before making an offer — not during. Your ARV drives your MAO, and your MAO must be set before negotiating.
- ✓Confirm the renovation condition of each comp by checking listing photos from the sale date — 'renovated' is not a standard MLS term.
- ✓Weight the 2–3 most recent comps more heavily when the market has been moving — recency matters more than total comp count in volatile conditions.
- ✓Document your comp selection rationale for every deal — if your ARV is later challenged by a lender or partner, you need to explain why you chose each comp.
Real Estate Comps — Investor Questions
Q.What makes a comparable property actually comparable for ARV purposes?
A true comparable for investment ARV should: (1) have sold within the last 60–90 days (not listed — sold), (2) be within 0.5 miles in urban/suburban markets, (3) have similar bedroom and bathroom count (within 1 of each), (4) be within 15% of your target property's square footage, (5) be in fully renovated or updated retail condition — not another distressed sale. Properties that don't meet these criteria should be adjusted for or excluded.
Q.My area has very few comparable sales — what should I do?
In sparse comp markets (rural areas, unusual property types, slow markets), expand your search radius to 1–2 miles and extend your time window to 6 months, but weight recent sales more heavily. If you still can't find 3 qualifying comps, consult a local licensed appraiser before underwriting — the cost ($300–$500) is worth it compared to the risk of a miscalculated ARV on a six-figure deal.
Q.Should I use the same comps for a wholesale deal as for a flip deal?
Yes — use the same comparable sales. ARV reflects the market's price for a fully renovated property regardless of who's buying it. What changes between wholesale and flip is the acquisition margin (65% vs 70% of ARV). The underlying ARV calculation is identical — only the percentage applied to it changes based on your role in the transaction.
Q.How do I adjust a comp that has a pool when my property doesn't?
Subtract the estimated market value of the pool from the comp's sale price before calculating $/sqft. In most Sun Belt markets, a pool adds $15,000–$40,000 in value depending on size and market. Use local comparable pairs (pool vs. no-pool properties) to estimate the pool premium in your specific area. If you can't find paired sales, use the middle of the regional range and flag it in your analysis notes.
Q.How does the comps tool integrate with the ARV calculator?
Comps analyzed through InvestorVI's comps tool automatically feed into the ARV calculator — the average price-per-sqft from your selected comps populates the ARV formula automatically. You enter your target property's square footage and the ARV calculates instantly. No manual data transfer between tools.
Analyze the deal. Understand the market. Make the right decision — with InvestorVI AI.
💡 Need More Insight?
You've got the numbers — now go deeper.
InvestorVI AI works alongside your analysis — helping you go deeper, validate your numbers, and make smarter investment decisions. Ask anything about your deal and get instant guidance.
"This tool gives you the numbers. InvestorVI AI helps you understand what to do with them."
Ask InvestorVI AI →InvestorVI AI can:
- Break down your deal in plain English
- Estimate risks and hidden costs
- Suggest offer strategies
- Answer real-world investing questions
Set your ARV with confidence — not guesses.
AI-filtered comps designed for investment-grade underwriting.
Free to start. No spreadsheets.
No spreadsheets. No guesswork. Just clear investment decisions.
You can calculate this manually, or use our deal analyzer.