ARV calculator
Estimate a property’s after-repair value from recent sold comps. Enter the subject’s square footage and up to five comparable sales to get an ARV with a low-to-high range.
Your property and comps
An estimate only. A local agent’s opinion or an appraisal can differ.
How to use the ARV calculator
- Enter the square footage of the property you are analyzing.
- Add three to five sold comps: similar homes nearby that sold recently in renovated condition.
- Use the condition adjustment only when the finished house will be clearly better or worse than the comps, for example 3% for an extra bathroom.
- Read the low and high estimates. Offers should be built on the low end.
The formula
ARV = average price per sq ft × subject sq ft × (1 + adjustment)
Price per square foot works best when the comps are close to the subject in size, age, bedrooms and location. For a deeper walkthrough of choosing and adjusting comps, read how to calculate ARV.
Tips for picking comps
- Stay within about half a mile, or inside the same subdivision, when you can.
- Use sales from the last three to six months; in a falling market, weight the newest sales.
- Match renovated comps to a renovated outcome. Do not mix in distressed sales.
- Ignore list prices. Only closed sales count.
Frequently asked questions
What does ARV mean?
After-repair value: what the property should sell for once the planned repairs are done. It is the starting point for your maximum allowable offer.
How accurate is a price-per-square-foot ARV?
It is a fast first pass. Always sanity-check it against the closest single comp and, on a real deal, ask an agent or your buyers what they think the house will sell for.
What do I do with the ARV next?
Subtract your repair estimate and work out your offer in the MAO calculator, or check a flipper’s profit with the fix and flip calculator.
Get the full deal analyzer
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