ARV Calculator
Estimate after-repair value from comparable sales and calculate your max offer.
Deal Analysis
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This calculator estimates the after-repair value (ARV) of a property based on comparable sales in the area. Follow these steps for an accurate projection:
- Enter comparable sales. Add the sale prices of recently sold properties that are similar to your target property after renovation. Use at least 3 comps for a reliable estimate. Click "Add Comp" to include more.
- Enter rehab costs. Include all renovation expenses: materials, labor, permits, and a contingency buffer. Be conservative and add 10-20% for unexpected issues.
- Enter the purchase price. This is the price you expect to pay (or have already agreed to pay) for the property.
- Review the results. The calculator shows the estimated ARV, the maximum offer based on the 70% rule, and your potential profit if you purchase at the entered price.
Results update instantly as you type. Use the Share button to send a pre-filled link to partners or lenders, or Copy to grab the result. All calculations run entirely in your browser with no data sent to any server.
About After-Repair Value (ARV)
After-repair value is the estimated market value of a property once all renovations are complete. Real estate investors use ARV to determine whether a deal is worth pursuing. The calculation relies on comparable sales: recently sold properties in the same area with similar size, condition, and features to the renovated version of your target property.
The 70% rule is a quick screening guideline used by house flippers. It states that you should pay no more than 70% of the ARV minus repair costs. This buffer accounts for holding costs, selling costs, and profit margin. While useful for initial screening, always run a full analysis before committing capital.
Frequently Asked Questions
What is ARV in real estate?
ARV stands for after-repair value. It is the estimated market value of a property after all planned renovations and repairs are completed. Investors use ARV to evaluate whether a flip or rehab project will be profitable by comparing the projected sale price against total costs.
What is the 70% rule?
The 70% rule is a guideline that says you should pay no more than 70% of a property's ARV minus the estimated repair costs. For example, if the ARV is $250,000 and repairs cost $30,000, the maximum offer would be $250,000 x 0.70 - $30,000 = $145,000. This leaves room for holding costs, selling costs, and profit.
How do I choose good comparable sales?
Look for properties sold within the last 3-6 months that are within a half-mile radius of your target property. Choose homes with similar square footage (within 10-15%), the same number of bedrooms and bathrooms, similar lot size, and comparable condition after your planned renovations. The closer the match, the more accurate your ARV estimate will be.
How accurate is an ARV estimate?
ARV accuracy depends entirely on the quality and relevance of your comparable sales. Using 3-5 strong comps from the same neighborhood typically produces reliable estimates. Factors like market trends, seasonal variation, and unique property features can cause the actual sale price to differ. Always treat ARV as an estimate and build a margin of safety into your analysis.