Stop spending hours pulling comps manually. Our AI-powered ARV calculator finds comparable sales and calculates after repair value automatically.
Last updated: February 2026
Enter your subject property and comparable sales. Results update as you type.
Based on 3 comps averaging $198.33/sqft. Max offer = (ARV x 70%) - repair costs.
Get accurate ARV estimates in three simple steps
Just paste any property address or listing URL. Our AI handles the rest.
We scan MLS data to find the most relevant comparable sales in your area.
Receive a detailed ARV analysis with comp data, adjustments, and confidence range.
More accurate than manual comps, faster than any other tool
Our AI automatically finds and analyzes the most relevant comparable sales within your target area.
Smart adjustments for property condition, square footage, lot size, and amenities included.
Hyperlocal market data ensures your ARV reflects actual neighborhood values.
Enter an address and get a complete ARV analysis in about a minute. No manual data entry.
See low, mid, and high ARV estimates so you can underwrite deals conservatively.
Generate professional ARV reports to share with partners, lenders, or sellers.
Calculating after repair value takes three steps: find renovated comparable sales, work out their average price per square foot, and multiply that rate by your subject property's square footage. The 70% rule then turns that ARV into a maximum offer.
The foundational ARV formula is straightforward:
ARV = Average Price Per Square Foot of Comparable Sales x Subject Property Square Footage
Here is a worked example. Suppose you are analyzing a 1,500 square foot single-family home that needs a full kitchen remodel, new flooring, and exterior paint. You find three comparable sales within a half-mile radius that sold in the last 90 days, all in renovated condition:
The average price per square foot across these comps is $198.33. Multiply by your subject property size: $198.33 x 1,500 sqft = $297,500 ARV. Those are the same numbers loaded into the calculator at the top of this page, so you can change them and watch the result move.
Your ARV is only as good as the comps behind it. Work through these steps in order:
ARV on its own does not tell you what to offer. The 70% rule is the standard shorthand investors use to turn an ARV into a maximum allowable offer (MAO):
Maximum Offer = (ARV x 70%) - Repair Costs
Continuing the example above: with a $297,500 ARV and a $45,000 repair budget, your maximum offer is ($297,500 x 0.70) - $45,000 = $163,250. The 30% you hold back is not profit. It absorbs closing costs on both ends, holding costs, agent commissions, financing, and the repair overruns that show up on most projects.
The 70% figure is a starting point, not a law. In expensive markets where fixed costs are a smaller share of the sale price, experienced investors often stretch to 75-80%. In slow markets, on heavy rehabs, or on your first few deals, tightening to 65% buys margin for the things you have not learned to price yet. Wholesalers subtract their assignment fee on top.
After Repair Value, commonly abbreviated as ARV, is the estimated market value of a property after all planned renovations and repairs have been completed. It is the single most important number in any fix-and-flip or BRRRR (Buy, Rehab, Rent, Refinance, Repeat) deal because it determines how much you can sell or refinance the property for once the work is done.
ARV matters because every other number in a real estate investment flows from it. Your maximum allowable offer (MAO), your rehab budget ceiling, your projected profit margin, and even your financing terms all depend on an accurate ARV estimate. Overestimate ARV and you risk losing money on a deal. Underestimate it and you may pass on a profitable opportunity. According to the National Association of Realtors (NAR), traditional appraisals carry a 5-10% margin of error, which on a $400,000 property translates to a $20,000-$40,000 swing in either direction. For investors operating on thin margins, that level of uncertainty can be the difference between a profitable flip and a loss.
The accuracy of any ARV calculation depends almost entirely on the quality of the comparable sales used. A good comp should meet several criteria: it should be within a half-mile of the subject property (ideally in the same subdivision or neighborhood), it should have sold within the last 3-6 months, and it should be similar in size, style, bed/bath count, and condition to what the subject property will look like after renovation.
The challenge is that finding and properly adjusting comps is time-consuming. According to ATTOM Data Solutions, the average real estate investor spends 6-8 hours per deal on research and analysis. A significant portion of that time goes to pulling comps from MLS, public records, and listing sites, then manually adjusting each comp for differences in square footage, lot size, bedroom count, bathroom count, garage, pool, and overall condition.
Traditional ARV calculation is a manual process. An investor or appraiser searches for recent sales, selects 3-5 comps based on their judgment, and applies adjustments using rules of thumb (for example, adding $5,000 per bedroom or $3,000 for a garage). This approach has two problems: it relies on subjective comp selection, and the adjustments are often based on generic guidelines rather than local market data.
AI-powered ARV analysis takes a fundamentally different approach. Instead of selecting a handful of comps manually, the algorithm scans every recent sale in the target area and assigns a relevance score to each one based on proximity, recency, property similarity, and condition. It then applies market-specific adjustment factors derived from regression analysis of actual sales data rather than generic rules of thumb. The result is a statistically grounded ARV estimate with a confidence range, not a single point estimate that may or may not reflect reality.
This approach also eliminates confirmation bias, which is a common problem in manual analysis. When an investor wants a deal to work, they may unconsciously select higher comps and ignore lower ones. An algorithm applies the same criteria consistently regardless of the desired outcome.
Even experienced investors make errors that throw off their ARV estimates. The most common mistakes include using comps that are too far away geographically (crossing school district or neighborhood boundaries), using comps that are too old (market conditions may have shifted), comparing properties of different types (a condo versus a single-family home), and failing to adjust for condition differences between the comps and the planned finished product.
Another frequent error is over-improving a property for the neighborhood. If every home on the street sells for $250,000-$280,000, installing a $60,000 kitchen with quartz countertops and custom cabinetry will not push the ARV to $350,000. The neighborhood ceiling acts as a cap on value regardless of how much you spend on renovations. Always analyze the upper range of recent sales in the immediate area before finalizing your rehab scope.
ARV is used at multiple stages of a real estate investment. During deal sourcing, you use a quick ARV estimate to filter out properties that do not meet your profit criteria. During underwriting, you refine the ARV with better comps and use it to calculate your maximum allowable offer. During the rehab phase, ARV guides your renovation decisions -- you want to renovate to a level that supports the target ARV without over-improving. And at disposition, ARV informs your listing price strategy.
For BRRRR investors, ARV is equally critical because it determines your refinance amount. Most lenders will refinance at 70-75% of the appraised (post-rehab) value. If your ARV estimate is off, you may not pull out enough equity to fund your next deal, disrupting your entire investment cycle.
Last updated: February 2026
The manual calculator on this page is exact arithmetic on the comps you enter, so its accuracy depends entirely on your comp selection. PropLab’s AI calculator selects and adjusts comps for you using MLS and public records data, and returns a confidence range rather than a single number so you can underwrite conservatively.
Manual comp analysis relies on judgment: an investor picks 3-5 comps and applies rule-of-thumb adjustments. An AI ARV calculator scores every recent sale in the area on proximity, recency, size, and condition, then applies market-specific adjustments derived from actual sales data. The practical difference is consistency and coverage. Manual analysis is vulnerable to confirmation bias when you want a deal to work, and to missing relevant sales entirely. Either way, verify the comps before you make an offer.
Yes. Paste any property address into PropLab and it pulls comparable sales, applies condition and size adjustments, and returns an after repair value with a low, mid, and high range in about 60 seconds. No manual comp entry is required. The manual calculator above is available if you already have your comps and just want the math.
Current market value is what the property is worth today, in its existing condition. ARV (after repair value) is what it will be worth once your planned renovations are complete. The gap between the two, minus your repair budget and holding costs, is your potential profit. Comps for current market value should be in similar condition to the subject property as-is; comps for ARV should be renovated properties.
We pull data from MLS listings, public records, and recent sales data to find the most relevant comparable properties in your target area.
Yes. Our ARV calculator works for single-family homes, condos, townhouses, and small multi-family properties (2-4 units).
The manual ARV calculator on this page is free with no account. For AI comp analysis by address you get 3 free analyses, no credit card required, and can upgrade at any time.
The rest of the deal, covered by the same free tools.