What the house is worth once it is fixed.
Pull the price per square foot from recent sold comps, apply it to your square footage, and see the After Repair Value, your 70% rule maximum offer, and the profit the deal leaves on the table.
Your property
Enter the sold price per square foot of three recent, nearby, similar comps. We average them. Leave a comp blank to skip it.
Does the deal work?
Buy, rehab, sell
How the money stacks from cost to sale
The deal at a glance
ARV at different comp levels
Comps are never identical, so pressure-test the value. Each row applies a different price per sqft to your square footage.
| Comp $/sqft | ARV | Max offer | All-in cost | Profit |
|---|
ARV, explained
What Is ARV
After Repair Value is what a property will be worth after renovations are complete. Used by investors to determine maximum offer and exit strategy.
Comp Selection Rules
Use 3+ recent sales (within 90 days). Same neighborhood (under 1 mile). Similar size (within 20%). Similar condition (renovated to your planned level). Adjust for differences.
Conservative ARV
Always use a conservative ARV for offer math. Take the lowest comp, not the average. If math works at conservative ARV, you have margin. If it only works at average, too tight.
ARV vs Appraisal
ARV is investor estimate. Lender appraisal is formal valuation by licensed appraiser. They often differ. Refinance loans use appraised value, not your ARV estimate.
Common questions
How many comps do I need?
Minimum 3. Use most recent and most similar. More comps = better estimate.
How recent should comps be?
Within 90 days ideal. Up to 6 months acceptable in slow markets. Older comps lose accuracy fast in changing markets.
Where do I find comps?
Public records, MLS (with agent), Zillow, Redfin, Realtor.com. Cross-reference at least 2 sources.
Do I adjust for differences?
Yes, bigger lots, more bedrooms, garages, finished basements all justify adjustments. Subtract for inferior features, add for superior.
What's the 70% rule?
Maximum offer = 70% × ARV minus rehab costs. Built-in 30% margin for profit, holding costs, and risk. Common rule among house flippers.
Estimates for planning only. ARV depends on the comps you choose and on market conditions at resale, not on what you spend on repairs. Pull recent, nearby, similar sold comps and confirm every figure before you make an offer.