Use 3-5 recent, similar, sold comps. Adjust for size, condition, and features.
Calculation details
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What does this calculator estimate?
After-repair value (ARV) is what a fix-and-flip property is worth after renovation, estimated from comparable sales plus the improvement adjustment. It's the anchor for the maximum-allowable-offer calculation. Enter your comps and adjustments to estimate it.
- ARV = average comps + adjustment
- The anchor for fix-and-flip offers
- Based on comparable sold properties
Why ARV matters in flipping
Flippers buy below market, renovate, and sell at the after-repair value. ARV is the projected resale — estimated from what comparable renovated homes actually sold for. Every other number (max offer, profit) hangs off it, so it must be conservative.
Limitations to watch for
The estimate is only as good as the comps — use recent, similar, nearby sales. Adjust for square footage, condition, and location differences. The tool averages your entries; a real appraisal may differ. Overestimating ARV is the classic flip killer.
How to use it in practice
Pull 3+ recent sold comps of renovated homes like the target, adjust for differences, and average. Use the ARV in the fix-and-flip and maximum-allowable-offer calculators. Discount it 5–10% for safety.
['Enter comparable sale prices.', 'Enter adjustments for differences.', 'Read the estimated ARV.']
What ARV estimates
After-repair value is the expected resale value of a property after renovation. It is the anchor of fix-and-flip math: purchase price + rehab costs + holding costs must leave room below ARV for profit. The calculator assembles the full deal from ARV, purchase, rehab, and costs.
How ARV is derived
ARV comes from comparable sales — recently sold, similar properties in the same area — adjusted for condition, size, and features. The average of 3 to 5 good comps is the standard baseline. The calculator accepts comp values and averages them with optional adjustments.
The 70 percent rule
A common flipper heuristic: buy at no more than 70 percent of ARV minus rehab costs. On a $300,000 ARV with $50,000 rehab, the target purchase is $160,000. The rule is a screen, not a law — markets and exit timelines change it.
Holding costs eat thin margins
Mortgage interest, taxes, insurance, utilities, and carrying costs accumulate monthly. A 6-month hold on $200,000 borrowed at 7 percent adds about $7,000. The calculator includes holding months so the profit line is honest.
A worked example
ARV $300,000, purchase $190,000, rehab $45,000, holding $8,000, selling costs $18,000 (6%): profit = $300,000 − $190,000 − $45,000 − $8,000 − $18,000 = $39,000. On $235,000 of cash and effort, that is about a 16.6 percent return. The calculator runs the full stack.
How this calculator works
Formula
ARV = average of comparable sold prices (± adjustments) after renovation. It's the projected resale value used in fix-and-flip underwriting.
Worked example
Comps of $280k, $290k, and $300k average $290,000 — the estimated ARV before adjustments.
Assumptions to verify
- Comps are recent, similar, and nearby.
- Adjustments reflect real differences.
- The market holds steady through the flip.
Frequently asked questions
What is ARV?
After repair value — the projected resale price of a renovated property, estimated from comparable sales.
How do I estimate it?
Average 3+ recent comparable sold prices and adjust for size, condition, and location differences.
Why is ARV critical for flips?
It drives the maximum purchase price and profit projection — overestimating it is the fastest way to lose money.
What makes a good comp?
Recent (under 6 months), similar size and style, and within the same neighborhood.
How much should I discount?
5–10% below your estimate for safety — markets and appraisals can undershoot.
What's the difference from market value?
Market value is today's value as-is; ARV is the projected value after your renovation.
Who sets the real ARV?
The buyer at resale — or the appraiser if they use financing. Your estimate is a hypothesis.
What is ARV in real estate?
After-repair value — the expected resale value after renovation, the anchor of flip math.
How do I estimate ARV?
Average 3–5 comparable recent sales in the same area, adjusted for condition and features.
What is the 70% rule?
Buy at no more than 70% of ARV minus rehab costs — a screening heuristic, not a law.
What costs does a flip include?
Purchase, rehab, holding (interest, taxes, insurance), and selling costs — all must fit under ARV.
Cite this tool
BoringToolsKit. “After Repair Value Calculator.” boringtoolskit.com/after-repair-value-calculator/ (reviewed 2026-08-25). Free to reference in articles, syllabi, and answer posts with a link.
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