ARV Calculator
Estimate a property's After Repair Value from three comparable sales. Free, no signup, no email gate.
This is a quick comp-average estimate, not an appraisal. Use comps that are truly comparable: similar size, condition-adjusted, and sold (not listed) within the last few months.
What is ARV (After Repair Value)?
ARV, or After Repair Value, is what a property will be worth once it is fully repaired and sold at market value. It is the single most important number in a wholesale or flip deal, because every offer works backward from it. Get the ARV wrong and the whole deal is wrong.
How to calculate ARV
The reliable way to calculate ARV is the comparable-sales (comps) method, which is what this calculator uses:
- Pull 3 to 5 recently sold homes (not active listings) near the subject property.
- Match them on size, beds and baths, age, and condition as closely as you can.
- Average the sold prices, or divide each by its square footage, average that, and multiply by the subject size.
How to find good comps
- Recently sold, within the last 3 to 6 months.
- Close by, ideally within half a mile, same neighborhood and school zone.
- Similar size, within about 10 to 15% of the subject square footage.
- Same style and beds/baths, a 3/2 ranch compares to a 3/2 ranch.
- Sold, not listed, asking prices are opinions; sold prices are facts.
Pull comps from the MLS (via an agent) or data tools like PropStream, REsimpli, or BatchLeads. See where those fit in our CRM roundup.
Can you get ARV by address automatically?
Some tools estimate ARV from an address using an automated valuation model (AVM). Those are a fast starting point, but AVMs cannot see condition or recent renovations, so they miss on distressed and rehabbed homes, exactly the properties wholesalers deal in. A comp-based ARV that you sanity-check by hand is more reliable for an offer. Use an address estimate to get in the ballpark, then confirm with real sold comps.
ARV and the 70% rule
Once you have ARV, your maximum offer follows from it. The 70% rule says MAO = (ARV x 0.70) minus repairs. Run your number through the MAO calculator to get the most you should offer. For the full breakdown, see ARV and MAO explained.
Common ARV mistakes
- Using list prices instead of sold prices.
- Cherry-picking high comps to make a deal work on paper.
- Ignoring condition, comparing to a fully renovated sale when yours is dated.
- Comps too far away or across a value line (a busier street, a different school zone).
- Stale comps, a six-month-old sale in a fast-moving market.
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Questions, answered.
ARV stands for After Repair Value: what a property will be worth once it is fully renovated and sold at market. Wholesalers and flippers use ARV as the starting point for the 70% rule and for calculating a maximum allowable offer.
Use the comparable-sales method: pull 3 to 5 recently sold homes near the property that match on size, beds/baths, and condition, then average their sold prices (or use price per square foot times the subject's square footage). That average is your estimated ARV, which is exactly what this calculator does.
Some tools estimate ARV from just an address using an automated valuation model (AVM). Those are a fast ballpark but they cannot see condition or renovations, so they miss on the distressed and rehabbed homes wholesalers target. A comp-based ARV you check by hand, like this one, is more reliable for an actual offer.
Use 3 recently sold (not listed) properties within about half a mile, similar square footage (within 10 to 15%), the same bed/bath count, and sold in the last 3 to 6 months. MLS or a tool like PropStream, REsimpli, or BatchLeads will surface these.
Market value is what a property is worth in its current condition, as-is. ARV is what it will be worth after repairs and renovation. The gap between the two, minus repair costs, is where a wholesale or flip deal makes its money.
Average works fine with 3 tight comps. If one comp is an outlier (a flip-condition sale or a distressed sale), drop it and average the remaining two, or use the median to reduce its influence.
It gives a fast, directional estimate. For an actual offer, verify with a licensed agent's CMA or an appraisal, especially on higher-value properties or unusual comps.
Track this deal in a real pipeline.
Once you have your ARV, keep it on the lead instead of a spreadsheet. Pipelio's deal workspace holds ARV, repairs, and MAO right on the pipeline card.
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