ARV calculator: estimate after repair value from comparable sales per square foot plus renovation scope before you commit to a house flip. Free, no signup.
Use 3-5 recent, similar, sold comps. Adjust for size, condition, and features.
Updates automatically as you type.
Calculated in your browser; your inputs are not sent to us. Privacy
Results will appear here.
✓Basic automated checks passed. Formula accuracy is not established by these checks. See check scope and results
Calculation details
Every figure above is calculated locally in your browser from the assumptions shown. No inputs are sent anywhere. See the methodology section below for how this tool works.
Use this resultShare the current inputs, or ask ChatGPT to explain the calculation in context.
Ask an AI to explain this result
Share this result
Review the generated output before relying on it.
This tool runs in your browser. Your calculator inputs and results are never transmitted to us or to ad/affiliate partners. Ads and sponsored links may set third-party cookies to serve and measure them, but they never receive your calculation values. If you explicitly save a scenario, its permitted fields stay in local browser storage until you clear them. See our Privacy Policy.
Use this result
Share the current inputs or ask ChatGPT to explain the calculation in context.
No unrelated authority link is added merely to make this page look sourced. Tool-specific external sources are shown only when they directly support the method, rate, or rule.
Assumptions to Verify
Rates, fees, timing, and rules can change.
Use the result as a planning estimate and verify current terms.
Privacy: The calculation runs in this browser. Shared links contain the page address only, not your inputs or results.
Worked example: three comps to a final number
Take three recent sales on the same street: $285,000, $292,000, and $276,000, each within 90 days and within about 10% of your subject home's size. The calculator sums them (285,000 + 292,000 + 276,000 = 853,000), divides by 3, and gets a comp average of $284,333 after rounding to whole dollars.
Now add a condition adjustment. Suppose your property needs a kitchen and one bathroom redone, and those same-condition comps were fully updated. You enter +$12,000, and the ARV becomes $284,333 + $12,000 = $296,333. The low/high metric shows $276,000 / $292,000, which tells you how tight the spread is: a narrow spread like this one is a sign the average is trustworthy.
The 70% rule line converts that ARV into a max offer: $296,333 x 0.7 = $207,433. From there a fix-and-flipper subtracts rehab and costs: offer $195,000, spend $30,000 on repairs, and hold roughly $41,433 of margin ($296,333 - $195,000 - $30,000) before closing costs and profit. If that margin is too thin, the ARV itself is not wrong; the deal is.
Where the number breaks down
The blend is a plain average, so one outlier moves it more than it should. Swap the $292,000 comp for a $330,000 sale of a corner lot with an extra bedroom and the average jumps to $296,333 before any adjustment, about $12,000 of phantom value with zero data behind it. Enter a smaller set instead: dropping to two clean comps ($285,000 and $276,000) gives $280,500, and the calculator weights those two equally rather than letting the outlier dominate.
Adjustments are the second weak point. A single kitchen-adjustment field cannot price different repair scopes: a $12,000 cosmetic refresh and a $45,000 layout-with-plumbing move enter the same box. If your rehab exceeds roughly 15% of ARV, run the calculator twice, once per scope, and compare the two ARVs rather than trusting one number.
Two edge cases are handled explicitly: zero or negative comp entries are ignored rather than dragging the average down, and with no valid comps the tool refuses to output an ARV instead of inventing one. Also remember lenders send their own appraiser, and that appraisal lands within roughly 5% of a well-built comp set far more often than it matches an aggressively adjusted one.
