{"id":573,"date":"2026-07-08T00:47:55","date_gmt":"2026-07-08T04:47:55","guid":{"rendered":"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/"},"modified":"2026-07-11T00:28:23","modified_gmt":"2026-07-11T04:28:23","slug":"after-repair-value-calculator","status":"publish","type":"post","link":"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/","title":{"rendered":"After Repair Value Calculator: Estimate ARV Like a Pro (2026)"},"content":{"rendered":"<p><!-- Focus Keyword: after repair value calculator | Target: 14-16 uses --><\/p>\n<article class=\"blog-post\">\n<p>  <!-- INTRO --><\/p>\n<p>A flipper in Columbus bought a distressed ranch based on a gut-feel ARV of $280,000 \u2014 no comps pulled, no adjustments run. When the deal closed and the rehab was done, actual sold comps in that zip code supported only $245,000, and he walked away $18,000 in the hole after holding costs. That gap came from skipping one step: running the numbers through a proper <strong>after repair value calculator<\/strong> before making an offer.<\/p>\n<p>  <!-- FEATURED SNIPPET BLOCK --><\/p>\n<div class=\"featured-snippet-box\" style=\"border-left: 4px solid #2563eb; background: #f0f7ff; padding: 16px 20px; margin: 24px 0; border-radius: 4px;\">\n<p><strong>What an after repair value calculator does:<\/strong> It takes comparable sales data from your target neighborhood, applies dollar adjustments for differences in bedrooms, bathrooms, square footage, and condition, then outputs an estimated post-renovation market value for your property. The core formula is:<\/p>\n<p style=\"font-family: monospace; background: #dbeafe; padding: 10px 14px; border-radius: 4px; font-size: 1.05em;\"><strong>ARV = Average Adjusted Comp Price \u00b1 Property-Specific Adjustments<\/strong><\/p>\n<p>That number drives your max offer, your rehab budget, and your projected profit \u2014 on every flip, BRRRR deal, or wholesale assignment you run.<\/p>\n<\/p><\/div>\n<p>  <!-- H2: WHAT IS AFTER REPAIR VALUE --><\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_83 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Table of Contents<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#What_Is_After_Repair_Value_And_Why_You_Need_a_Calculator\" >What Is After Repair Value (And Why You Need a Calculator)<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Why_ARV_Matters_for_Flippers\" >Why ARV Matters for Flippers<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Why_ARV_Matters_for_BRRRR_Investors\" >Why ARV Matters for BRRRR Investors<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Why_ARV_Matters_for_Wholesalers\" >Why ARV Matters for Wholesalers<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#The_ARV_Formula\" >The ARV Formula<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#How_an_After_Repair_Value_Calculator_Works\" >How an After Repair Value Calculator Works<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Inputs\" >Inputs<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Outputs\" >Outputs<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-9\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Step-by-Step_Running_an_ARV_Calculator\" >Step-by-Step: Running an ARV Calculator<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-10\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#How_to_Find_and_Adjust_Comps\" >How to Find and Adjust Comps<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Where_to_Find_Comps\" >Where to Find Comps<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-12\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Comp_Selection_Rules\" >Comp Selection Rules<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-13\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Adjustment_Values_A_Reference_Table\" >Adjustment Values: A Reference Table<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-14\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Worked_Example_3BR2BA_Ranch_in_Memphis_TN\" >Worked Example: 3BR\/2BA Ranch in Memphis, TN<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-15\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Subject_Property_Post-Rehab\" >Subject Property (Post-Rehab)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-16\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Comparable_Sales_Found\" >Comparable Sales Found<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-17\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Adjustments_Table\" >Adjustments Table<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-18\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Applying_the_70_Rule\" >Applying the 70% Rule<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-19\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Run_Your_Own_ARV_in_Minutes\" >Run Your Own ARV in Minutes<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-20\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#ARV_vs_Appraised_Value_What_Lenders_Actually_Use\" >ARV vs. Appraised Value: What Lenders Actually Use<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-21\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#How_to_Minimize_the_Gap\" >How to Minimize the Gap<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-22\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#5_Mistakes_That_Lead_to_Wrong_ARV_Estimates\" >5 Mistakes That Lead to Wrong ARV Estimates<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-23\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#1_Using_Comps_That_Are_Too_Far_Away\" >1. Using Comps That Are Too Far Away<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-24\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#2_Ignoring_Condition_Differences\" >2. Ignoring Condition Differences<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-25\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#3_Cherry-Picking_High_Comps\" >3. Cherry-Picking High Comps<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-26\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#4_Not_Accounting_for_Market_Trends\" >4. Not Accounting for Market Trends<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-27\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#5_Skipping_the_Interior_Inspection\" >5. Skipping the Interior Inspection<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-28\" href=\"https:\/\/arvcalc.com\/blog\/after-repair-value-calculator\/#Frequently_Asked_Questions\" >Frequently Asked Questions<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"What_Is_After_Repair_Value_And_Why_You_Need_a_Calculator\"><\/span>What Is After Repair Value (And Why You Need a Calculator)<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>After repair value (ARV) is what a property will be worth on the open market after all renovations are complete and it&#8217;s in fully updated, sellable condition. It&#8217;s not the current as-is value. It&#8217;s not a wish number. It&#8217;s a data-backed estimate of what a ready buyer will pay when your rehab is done.<\/p>\n<p>Lenders, investors, appraisers, and wholesalers all use ARV differently, but they&#8217;re all asking the same core question: <em>what does finished look like in dollars?<\/em><\/p>\n<p>For the full definition and background on how ARV fits into real estate investing, <a href=\"https:\/\/www.investopedia.com\/terms\/a\/after-repair-value.asp\" target=\"_blank\" rel=\"noopener\">Investopedia&#8217;s ARV overview<\/a> is a solid reference point.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Why_ARV_Matters_for_Flippers\"><\/span>Why ARV Matters for Flippers<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Fix-and-flip investors use ARV as the ceiling for everything. Your rehab budget, your financing terms, your profit margin \u2014 all of it works backward from ARV. Overshoot ARV by $20,000 and you&#8217;ve already lost money before you swing a hammer. Our <a href=\"https:\/\/arvcalc.com\/fix-and-flip-calculator\">fix and flip calculator<\/a> builds this entire stack from ARV down.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Why_ARV_Matters_for_BRRRR_Investors\"><\/span>Why ARV Matters for BRRRR Investors<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>In a BRRRR deal (Buy, Rehab, Rent, Refinance, Repeat), the refinance step depends on ARV. Your lender will order an appraisal after rehab, and that appraised value determines how much equity you can pull out. If your ARV estimate was inflated, you&#8217;ll leave money on the table \u2014 or worse, you won&#8217;t fully recover your capital.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Why_ARV_Matters_for_Wholesalers\"><\/span>Why ARV Matters for Wholesalers<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Wholesalers don&#8217;t rehab, but their buyers do. If you assign a contract at a price that leaves your end buyer no room after ARV, they&#8217;ll back out or never close with you again. Accurate ARV is what makes deals spreadable. <a href=\"https:\/\/www.biggerpockets.com\/blog\/after-repair-value\" target=\"_blank\" rel=\"noopener\">BiggerPockets&#8217; community resources on ARV<\/a> cover this from the wholesale angle in detail.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"The_ARV_Formula\"><\/span>The ARV Formula<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>The formula itself is straightforward. The skill is in the inputs:<\/p>\n<p style=\"font-family: monospace; background: #f3f4f6; padding: 10px 14px; border-radius: 4px;\"><strong>ARV = Average Adjusted Comparable Sale Price \u00b1 Subject Property Adjustments<\/strong><\/p>\n<p>Run your own numbers with the free <a href=\"https:\/\/arvcalc.com\/arv-calculator\">after repair value calculator<\/a> \u2014 enter comps, adjustments, and get your ARV estimate instantly.<\/p>\n<p>  <!-- H2: HOW AN AFTER REPAIR VALUE CALCULATOR WORKS --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"How_an_After_Repair_Value_Calculator_Works\"><\/span>How an After Repair Value Calculator Works<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>An <strong>after repair value calculator<\/strong> takes raw comp data and does the adjustment math for you. Here&#8217;s what goes in, what comes out, and why each piece matters.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Inputs\"><\/span>Inputs<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li><strong>Subject property details:<\/strong> Address, square footage, bed\/bath count, garage, lot size, year built, current condition.<\/li>\n<li><strong>Comparable sales (comps):<\/strong> At least 3\u20135 recently sold properties (ideally within 90 days, within 0.5 miles) that are similar in size and style to your subject property post-rehab.<\/li>\n<li><strong>Adjustment values:<\/strong> Dollar amounts assigned to differences between each comp and your subject property. These are the most judgment-dependent inputs.<\/li>\n<li><strong>Market trend factor (optional):<\/strong> Some calculators allow you to apply a monthly appreciation or depreciation rate if the market is moving fast.<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Outputs\"><\/span>Outputs<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li><strong>Estimated ARV:<\/strong> The headline number \u2014 your post-rehab market value estimate.<\/li>\n<li><strong>Price per square foot:<\/strong> A secondary check. If your ARV implies $225\/sqft but the neighborhood averages $180\/sqft, something is off.<\/li>\n<li><strong>Confidence range:<\/strong> Better calculators show a low\/mid\/high range based on comp variance. Tight comp spread = high confidence. Wide spread = be conservative.<\/li>\n<li><strong>Adjusted comp values:<\/strong> Each comp&#8217;s sale price after adjustments. You can spot outliers immediately.<\/li>\n<\/ul>\n<p>You can run all of this directly in our <a href=\"https:\/\/arvcalc.com\/arv-calculator\">ARV calculator<\/a> \u2014 no spreadsheet required.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Step-by-Step_Running_an_ARV_Calculator\"><\/span>Step-by-Step: Running an ARV Calculator<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ol>\n<li><strong>Enter your subject property.<\/strong> Address, beds, baths, sqft, garage spaces, lot size, condition (poor \/ fair \/ good \/ updated).<\/li>\n<li><strong>Pull 3\u20135 comps.<\/strong> Use MLS, Zillow, Redfin, or county records. Sold within 90 days, within 0.5 miles, similar size (within 20% of subject sqft).<\/li>\n<li><strong>Enter each comp&#8217;s details.<\/strong> Sale price, beds, baths, sqft, garage, lot size, condition, sale date.<\/li>\n<li><strong>Review the adjustments.<\/strong> The calculator flags where each comp differs from your subject property and applies dollar adjustments.<\/li>\n<li><strong>Read the output.<\/strong> Take the adjusted average, check it against the price-per-sqft neighborhood average, and note the confidence range.<\/li>\n<li><strong>Apply the 70% rule.<\/strong> Max offer = (ARV \u00d7 0.70) \u2212 estimated rehab costs. Our <a href=\"https:\/\/arvcalc.com\/70-percent-rule-calculator\">70% rule calculator<\/a> runs this automatically once you have an ARV.<\/li>\n<\/ol>\n<p>  <!-- H2: HOW TO FIND AND ADJUST COMPS --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"How_to_Find_and_Adjust_Comps\"><\/span>How to Find and Adjust Comps<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>This is the skill that separates investors who consistently make money from those who guess and hope. No <strong>after repair value calculator<\/strong> can save you if your comp inputs are wrong.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Where_to_Find_Comps\"><\/span>Where to Find Comps<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li><strong>MLS (via agent access or PropStream):<\/strong> The gold standard. Includes sold prices, days on market, condition photos, and MLS remarks. If you&#8217;re not an agent, build a relationship with one who runs comps for free in exchange for future business.<\/li>\n<li><strong><a href=\"https:\/\/www.zillow.com\/research\/\" target=\"_blank\" rel=\"noopener\">Zillow<\/a>:<\/strong> Filter by &#8220;Sold&#8221; and set your date range to 90 days. Check the &#8220;Zestimate History&#8221; tab to understand price trends. Good for quick checks, but MLS data is more reliable.<\/li>\n<li><strong>Redfin:<\/strong> Often more accurate than Zillow on price history. Filter by sold date, square footage range, and bed\/bath count. Redfin also shows days on market, which signals demand.<\/li>\n<li><strong>County assessor \/ recorder records:<\/strong> Public record deed transfers show actual transaction prices. Slower to access but useful for off-market deals where Zillow data lags.<\/li>\n<li><strong>Your own network:<\/strong> Local wholesalers and agents often share recent pocket sales that never hit the MLS. These comps are gold in tight markets.<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_Selection_Rules\"><\/span>Comp Selection Rules<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li>Sold within 90 days (120 days max in slow markets)<\/li>\n<li>Within 0.5 miles in urban areas; 1 mile in suburban; up to 5 miles in rural<\/li>\n<li>Same property type (ranch to ranch, not ranch to two-story)<\/li>\n<li>Square footage within \u00b120% of subject post-rehab size<\/li>\n<li>Same school district (a street can separate two very different price zones)<\/li>\n<li>Similar lot size, especially in markets where land matters<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Adjustment_Values_A_Reference_Table\"><\/span>Adjustment Values: A Reference Table<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Every market is different, but these ranges reflect what appraisers and experienced investors use in mid-tier US markets (think Memphis, Indianapolis, Kansas City, Cleveland, Birmingham). High-cost markets (Denver, Austin, Seattle) will have higher adjustment amounts \u2014 always calibrate to local price-per-sqft data.<\/p>\n<table style=\"width:100%; border-collapse: collapse; margin: 20px 0;\">\n<thead>\n<tr style=\"background:#2563eb; color:#fff;\">\n<th style=\"padding:10px; text-align:left; border:1px solid #ddd;\">Feature Difference<\/th>\n<th style=\"padding:10px; text-align:left; border:1px solid #ddd;\">Typical Adjustment (Mid-Market)<\/th>\n<th style=\"padding:10px; text-align:left; border:1px solid #ddd;\">Notes<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Each bedroom (\u00b11)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$5,000 \u2013 $10,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Higher in 3BR vs 2BR transition<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Each full bathroom (\u00b11)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$6,000 \u2013 $12,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Master bath en suite commands premium<\/td>\n<\/tr>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Half bathroom (\u00b11)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$3,000 \u2013 $5,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Lower premium than full bath<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Each 100 sqft of GLA (\u00b1)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$50 \u2013 $120 per sqft \u00d7 100<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Use neighborhood avg $\/sqft as base<\/td>\n<\/tr>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Garage (attached 1-car vs none)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$5,000 \u2013 $10,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Higher where winters are harsh<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Garage (2-car vs 1-car)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$4,000 \u2013 $7,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Market-dependent<\/td>\n<\/tr>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Condition (updated vs average)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$8,000 \u2013 $20,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Full cosmetic rehab = &#8220;updated&#8221;<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Lot size (per 1,000 sqft over\/under)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$500 \u2013 $3,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Low weight in urban infill markets<\/td>\n<\/tr>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Basement (finished vs unfinished)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$10,000 \u2013 $25,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Applies where basements are common<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Pool (in\/out)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$5,000 \u2013 $15,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Sometimes negative in cold markets<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>Keep a running spreadsheet of adjustments by zip code. After 10\u201315 deals, you&#8217;ll know your market&#8217;s adjustment ranges better than most agents.<\/p>\n<p>  <!-- H2: WORKED EXAMPLE --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Worked_Example_3BR2BA_Ranch_in_Memphis_TN\"><\/span>Worked Example: 3BR\/2BA Ranch in Memphis, TN<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Here&#8217;s a real-world scenario. You&#8217;re looking at a distressed 3-bedroom, 2-bath ranch at 1,150 square feet in Midtown Memphis. The ARV target assumes a full cosmetic rehab: new kitchen, updated baths, fresh paint, refinished floors, new HVAC. Let&#8217;s run the <strong>after repair value calculator<\/strong> step by step.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Subject_Property_Post-Rehab\"><\/span>Subject Property (Post-Rehab)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li>3 BR \/ 2 BA \/ 1,150 sqft<\/li>\n<li>1-car attached garage<\/li>\n<li>6,200 sqft lot<\/li>\n<li>Condition: Updated (post-rehab assumption)<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comparable_Sales_Found\"><\/span>Comparable Sales Found<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<table style=\"width:100%; border-collapse: collapse; margin: 20px 0;\">\n<thead>\n<tr style=\"background:#2563eb; color:#fff;\">\n<th style=\"padding:10px; border:1px solid #ddd;\">Comp<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Sale Price<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Beds\/Baths<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Sqft<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Garage<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Condition<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Sold<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp A<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$192,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">3\/2<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">1,200<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">2-car<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Updated<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">45 days ago<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp B<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$179,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">3\/2<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">1,100<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">1-car<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Updated<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">62 days ago<\/td>\n<\/tr>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp C<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$188,500<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">3\/2<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">1,175<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">1-car<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Updated<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">30 days ago<\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp D<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$195,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">3\/2<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">1,250<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">None<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">Updated<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">55 days ago<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h3><span class=\"ez-toc-section\" id=\"Adjustments_Table\"><\/span>Adjustments Table<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>All adjustments are made to bring each comp &#8220;in line&#8221; with the subject property. If the comp is better, we subtract from its price. If it&#8217;s inferior, we add.<\/p>\n<table style=\"width:100%; border-collapse: collapse; margin: 20px 0;\">\n<thead>\n<tr style=\"background:#2563eb; color:#fff;\">\n<th style=\"padding:10px; border:1px solid #ddd;\">Comp<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Sale Price<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Sqft Adj.<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Garage Adj.<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Total Adj.<\/th>\n<th style=\"padding:10px; border:1px solid #ddd;\">Adjusted Price<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp A<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$192,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$5,000 (50 sqft bigger)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$5,000 (2-car vs 1-car)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$10,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\"><strong>$182,000<\/strong><\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp B<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$179,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">+$5,000 (50 sqft smaller)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$0 (same 1-car)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">+$5,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\"><strong>$184,000<\/strong><\/td>\n<\/tr>\n<tr style=\"background:#f9fafb;\">\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp C<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$188,500<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$2,500 (25 sqft bigger)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$0 (same 1-car)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$2,500<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\"><strong>$186,000<\/strong><\/td>\n<\/tr>\n<tr>\n<td style=\"padding:9px; border:1px solid #ddd;\">Comp D<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">$195,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$10,000 (100 sqft bigger)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">+$6,000 (no garage)<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\">\u2212$4,000<\/td>\n<td style=\"padding:9px; border:1px solid #ddd;\"><strong>$191,000<\/strong><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p><strong>Average adjusted comp price: ($182,000 + $184,000 + $186,000 + $191,000) \u00f7 4 = $185,750<\/strong><\/p>\n<p>Comp C was the cleanest match (sold 30 days ago, almost identical specs), so we weight it slightly higher in our judgment call. Final estimated <strong>ARV: $187,500<\/strong>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Applying_the_70_Rule\"><\/span>Applying the 70% Rule<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>With an ARV of $187,500 and an estimated rehab budget of $38,000 (full cosmetic: kitchen, baths, flooring, paint, HVAC service, landscaping):<\/p>\n<ul>\n<li><strong>70% of ARV:<\/strong> $187,500 \u00d7 0.70 = $131,250<\/li>\n<li><strong>Less rehab:<\/strong> $131,250 \u2212 $38,000 = <strong>$93,250 max offer<\/strong><\/li>\n<li><strong>Projected sell price:<\/strong> $187,500<\/li>\n<li><strong>Total costs:<\/strong> $93,250 (purchase) + $38,000 (rehab) + ~$15,000 (holding, closing, financing) = $146,250<\/li>\n<li><strong>Projected gross profit: ~$41,250<\/strong><\/li>\n<\/ul>\n<p>For a detailed rehab budget breakdown, check our guide on <a href=\"https:\/\/arvcalc.com\/blog\/cost-to-rehab-a-house\/\">cost to rehab a house<\/a> and our guide on the <a href=\"https:\/\/arvcalc.com\/blog\/70-percent-rule-real-estate-flipping-guide\/\">70% rule in real estate flipping<\/a>.<\/p>\n<p>  <!-- CTA BLOCK --><\/p>\n<div style=\"background: #eff6ff; border: 2px solid #2563eb; border-radius: 8px; padding: 24px; margin: 32px 0; text-align: center;\">\n<h3 style=\"margin-top: 0; color: #1e40af;\"><span class=\"ez-toc-section\" id=\"Run_Your_Own_ARV_in_Minutes\"><\/span>Run Your Own ARV in Minutes<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Enter your comps and property details into our free <a href=\"https:\/\/arvcalc.com\/arv-calculator\"><strong>ARV calculator<\/strong><\/a> \u2014 it handles the adjustments automatically and outputs an estimated after repair value with a confidence range. Then pair it with the <a href=\"https:\/\/arvcalc.com\/fix-and-flip-calculator\"><strong>fix and flip calculator<\/strong><\/a> to see your full deal stack: max offer, rehab budget, projected profit, and return on investment.<\/p>\n<p>Need financing? Our <a href=\"https:\/\/arvcalc.com\/hard-money-loan-calculator\"><strong>hard money loan calculator<\/strong><\/a> shows what your monthly payments and total cost of capital look like at various ARV-based LTVs.<\/p>\n<\/p><\/div>\n<p>  <!-- H2: ARV VS APPRAISED VALUE --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"ARV_vs_Appraised_Value_What_Lenders_Actually_Use\"><\/span>ARV vs. Appraised Value: What Lenders Actually Use<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Your ARV estimate and the lender&#8217;s appraised value are related but not the same thing \u2014 and confusing them is one of the most common expensive mistakes in this business.<\/p>\n<p><strong>ARV<\/strong> is your investor estimate. You pull it from comps, apply adjustments, and use it to set your offer and rehab budget. It&#8217;s a working number. It can be updated as you gather more data or as the market shifts.<\/p>\n<p><strong>Appraised value<\/strong> is what a licensed appraiser tells the lender the property is worth after rehab. The appraiser uses the same comp-based methodology, but they&#8217;re bound by USPAP guidelines, lender overlays, and their own professional judgment. They also have access to full MLS history, which you may not.<\/p>\n<p>Here&#8217;s where friction happens: your ARV is $215,000 based on three comps you pulled from Zillow. The lender&#8217;s appraiser comes in at $196,000 because they used four comps, one of which was a distressed sale you overlooked. That $19,000 gap changes your refinance proceeds on a BRRRR or triggers a loan shortfall on a flip&#8217;s construction draw schedule.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"How_to_Minimize_the_Gap\"><\/span>How to Minimize the Gap<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li><strong>Use MLS data.<\/strong> Appraisers have full MLS access. Zillow and Redfin sometimes lag on sales by 30\u201345 days. If you can partner with an agent to pull real MLS comps, your estimate will track much closer to the appraiser&#8217;s.<\/li>\n<li><strong>Be conservative on adjustments.<\/strong> Appraisers tend to apply smaller adjustments than investors do, especially for condition. If you&#8217;re adding $20,000 for a cosmetic rehab and the appraiser adds $12,000, your ARV will always come in high.<\/li>\n<li><strong>Document your rehab scope.<\/strong> When the appraiser does the after-rehab inspection, having a full scope-of-work document showing what was done \u2014 and quality photos of before\/after \u2014 gives them what they need to justify the value.<\/li>\n<li><strong>Don&#8217;t cherry-pick.<\/strong> If there&#8217;s a distressed sale nearby, the appraiser will find it. Include it in your analysis and adjust accordingly, or note specifically why it&#8217;s not a valid comp (estate sale, foreclosure, non-arms-length transaction).<\/li>\n<\/ul>\n<p>If you&#8217;re doing a BRRRR and the refinance LTV is critical to recovering your capital, track your deal&#8217;s return metrics with our <a href=\"https:\/\/arvcalc.com\/cap-rate-calculator\">cap rate calculator<\/a> alongside your ARV analysis.<\/p>\n<p>  <!-- H2: 5 MISTAKES --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"5_Mistakes_That_Lead_to_Wrong_ARV_Estimates\"><\/span>5 Mistakes That Lead to Wrong ARV Estimates<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Every experienced investor has blown an ARV. The reasons are almost always the same five things.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"1_Using_Comps_That_Are_Too_Far_Away\"><\/span>1. Using Comps That Are Too Far Away<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>A property three miles away in a different school district is not a comp, even if the houses look identical on the outside. In cities like Chicago, Detroit, or Baltimore, values can swing $40,000 over six blocks. Keep comps tight \u2014 0.5 miles in urban markets \u2014 and be extra cautious when a highway, railroad, or major arterial road separates your subject property from a potential comp.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"2_Ignoring_Condition_Differences\"><\/span>2. Ignoring Condition Differences<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Comparing your post-rehab subject property to comps that sold in &#8220;average&#8221; condition will inflate your ARV. An &#8220;updated&#8221; comp sold for $195,000; an identical house in average condition sold for $174,000 on the same street. That $21,000 spread is your condition adjustment. If your rehab truly delivers updated condition, you earn it. If your scope cuts corners, you don&#8217;t. Using the wrong condition tier in your <strong>after repair value calculator<\/strong> inputs will throw your number off immediately.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"3_Cherry-Picking_High_Comps\"><\/span>3. Cherry-Picking High Comps<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>It&#8217;s tempting to grab the three highest comps on the block and call that your ARV. Sellers do this all the time. But buyers \u2014 and appraisers \u2014 look at the full picture. If four comps range from $165,000 to $195,000 and you only used the $190,000 and $195,000 ones, your ARV is wishful thinking, not analysis. Always include at least one low comp and understand why it sold low before excluding it.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"4_Not_Accounting_for_Market_Trends\"><\/span>4. Not Accounting for Market Trends<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>A comp that sold six months ago in a declining market isn&#8217;t a fair benchmark today. In markets where median prices are dropping 1\u20132% per month (certain Florida condo markets in 2024\u20132025, for example), using older comps without a time adjustment can overstate ARV by 6\u201312%. Run your comps fresh. If the market is moving, apply a monthly adjustment to older sales.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"5_Skipping_the_Interior_Inspection\"><\/span>5. Skipping the Interior Inspection<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Drive-by comps pulled from public records don&#8217;t show deferred maintenance, layout problems, or ceiling heights. A 1,200 sqft house with a chopped-up floor plan sells for less than an open-plan 1,200 sqft house \u2014 even with identical finishes. Before finalizing your ARV, walk through or review interior photos of every comp. The <strong>after repair value calculator<\/strong> gives you the math, but you still have to feed it real-world context.<\/p>\n<p>For a full walkthrough of the flipping process that surrounds this ARV work, our <a href=\"https:\/\/arvcalc.com\/blog\/how-to-flip-a-house-beginner-guide\/\">beginner&#8217;s guide to flipping a house<\/a> covers the end-to-end deal flow.<\/p>\n<p>  <!-- DISCLAIMER --><\/p>\n<div style=\"background: #fef9c3; border-left: 4px solid #ca8a04; padding: 14px 18px; margin: 32px 0; border-radius: 4px; font-size: 0.92em;\">\n    <strong>Disclaimer:<\/strong> The information in this article is for educational purposes only and does not constitute financial, legal, or investment advice. ARV estimates are projections based on comparable sales data and are not guaranteed. Always conduct your own due diligence, consult licensed professionals, and verify all data before making real estate investment decisions. Market conditions vary significantly by location and time.\n  <\/div>\n<p>  <!-- H2: FAQ --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Frequently_Asked_Questions\"><\/span>Frequently Asked Questions<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>  <script type=\"application\/ld+json\">\n  {\n    \"@context\": \"https:\/\/schema.org\",\n    \"@type\": \"FAQPage\",\n    \"mainEntity\": [\n      {\n        \"@type\": \"Question\",\n        \"name\": \"What is an after repair value calculator?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"An after repair value calculator is a tool that estimates what a property will be worth after renovations are complete. It takes comparable sold properties, applies dollar adjustments for differences in size, bedrooms, bathrooms, garage, and condition, and outputs a projected post-rehab market value. Investors use it to set max offer prices, size rehab budgets, and evaluate deal profitability before committing capital.\"\n        }\n      },\n      {\n        \"@type\": \"Question\",\n        \"name\": \"How accurate is an after repair value calculator?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"Accuracy depends entirely on the quality of comps and adjustments you feed in. With clean, recent, nearby MLS comps and accurate property data, an ARV calculator can get within 3\u20135% of an appraiser's number. Using outdated or mismatched comps, skipping condition adjustments, or pulling data from markets with low sales volume will produce less reliable results. Always cross-check your ARV against neighborhood price-per-square-foot averages.\"\n        }\n      },\n      {\n        \"@type\": \"Question\",\n        \"name\": \"What is the ARV formula?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"ARV = Average Adjusted Comparable Sale Price \u00b1 Subject Property Adjustments. You take 3\u20135 recently sold similar properties, adjust each one's sale price for differences from your subject property (bedrooms, bathrooms, square footage, garage, condition), average the adjusted prices, and apply any remaining subject-specific factors. The result is your estimated after repair value.\"\n        }\n      },\n      {\n        \"@type\": \"Question\",\n        \"name\": \"How many comps do I need for a reliable ARV?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"Three comps is the minimum. Five is better. More than six and you start to dilute the relevance of each one. Prioritize recency and proximity over quantity \u2014 three comps sold in the last 45 days within 0.3 miles are far more reliable than eight comps spread over six months and two miles. In thin markets with low sales volume, you may need to expand your search criteria, but document why each comp was included.\"\n        }\n      },\n      {\n        \"@type\": \"Question\",\n        \"name\": \"What's the difference between ARV and market value?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"Current market value is what the property would sell for today, in its current as-is condition. ARV is what it will be worth after a specific scope of renovations is completed. The gap between the two is where investors make their money \u2014 they buy at or below current market value, add value through rehab, and sell at ARV. A property with a current value of $90,000 and an ARV of $175,000 offers a $85,000 value-add spread to work with.\"\n        }\n      },\n      {\n        \"@type\": \"Question\",\n        \"name\": \"Can I use Zillow's Zestimate as an ARV?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"No. The Zestimate is an automated valuation based on public data \u2014 it doesn't account for your specific rehab scope, interior condition, or local market nuances an investor considers. Zillow is useful for quickly spotting sold properties to use as comps, but the Zestimate itself should never be your ARV. Run proper comps with adjustments through an after repair value calculator instead.\"\n        }\n      },\n      {\n        \"@type\": \"Question\",\n        \"name\": \"How does ARV affect the 70% rule?\",\n        \"acceptedAnswer\": {\n          \"@type\": \"Answer\",\n          \"text\": \"The 70% rule says your maximum all-in purchase price should be no more than 70% of ARV minus your estimated rehab costs. So if ARV is $200,000 and rehab is $40,000, your max offer is ($200,000 \u00d7 0.70) \u2212 $40,000 = $100,000. A 10% ARV overestimate \u2014 say, calling it $220,000 instead of $200,000 \u2014 shifts your max offer to $114,000, a $14,000 overpay that could wipe out your profit margin. Getting ARV right is the most consequential number in the formula.\"\n        }\n      }\n    ]\n  }\n  <\/script><\/p>\n<div class=\"faq-section\">\n<details open>\n<summary><strong>What is an after repair value calculator?<\/strong><\/summary>\n<p>An <strong>after repair value calculator<\/strong> is a tool that estimates what a property will be worth after renovations are complete. It takes comparable sold properties, applies dollar adjustments for differences in size, bedrooms, bathrooms, garage, and condition, and outputs a projected post-rehab market value. Investors use it to set max offer prices, size rehab budgets, and evaluate deal profitability before committing capital.<\/p>\n<\/details>\n<details>\n<summary><strong>How accurate is an after repair value calculator?<\/strong><\/summary>\n<p>Accuracy depends entirely on the quality of comps and adjustments you feed in. With clean, recent, nearby MLS comps and accurate property data, an <strong>after repair value calculator<\/strong> can get within 3\u20135% of an appraiser&#8217;s number. Using outdated or mismatched comps, skipping condition adjustments, or pulling data from markets with low sales volume will produce less reliable results. Always cross-check your ARV against neighborhood price-per-square-foot averages.<\/p>\n<\/details>\n<details>\n<summary><strong>What is the ARV formula?<\/strong><\/summary>\n<p>ARV = Average Adjusted Comparable Sale Price \u00b1 Subject Property Adjustments. You take 3\u20135 recently sold similar properties, adjust each one&#8217;s sale price for differences from your subject property (bedrooms, bathrooms, square footage, garage, condition), average the adjusted prices, and apply any remaining subject-specific factors. The result is your estimated after repair value.<\/p>\n<\/details>\n<details>\n<summary><strong>How many comps do I need for a reliable ARV?<\/strong><\/summary>\n<p>Three comps is the minimum. Five is better. More than six and you start to dilute the relevance of each one. Prioritize recency and proximity over quantity \u2014 three comps sold in the last 45 days within 0.3 miles are far more reliable than eight comps spread over six months and two miles. In thin markets with low sales volume, you may need to expand your search criteria, but document why each comp was included.<\/p>\n<\/details>\n<details>\n<summary><strong>What&#8217;s the difference between ARV and market value?<\/strong><\/summary>\n<p>Current market value is what the property would sell for today, in its current as-is condition. ARV is what it will be worth after a specific scope of renovations is completed. The gap between the two is where investors make money \u2014 they buy at or below current market value, add value through rehab, and sell at ARV. A property with a current value of $90,000 and an ARV of $175,000 offers an $85,000 value-add spread to work with.<\/p>\n<\/details>\n<details>\n<summary><strong>Can I use Zillow&#8217;s Zestimate as an ARV?<\/strong><\/summary>\n<p>No. The Zestimate is an automated valuation based on public data \u2014 it doesn&#8217;t account for your specific rehab scope, interior condition, or local market nuances an experienced investor considers. Zillow is useful for quickly identifying sold properties to use as comps, but the Zestimate itself should never substitute for a proper <strong>after repair value calculator<\/strong> run with real comps and manual adjustments.<\/p>\n<\/details>\n<details>\n<summary><strong>How does ARV affect the 70% rule?<\/strong><\/summary>\n<p>The 70% rule says your maximum all-in purchase price should be no more than 70% of ARV minus your estimated rehab costs. If ARV is $200,000 and rehab is $40,000, your max offer is ($200,000 \u00d7 0.70) \u2212 $40,000 = $100,000. A 10% ARV overestimate \u2014 calling it $220,000 instead of $200,000 \u2014 shifts your max offer to $114,000, a $14,000 overpay that could erase your profit margin entirely. Getting ARV right is the most consequential number in this formula. Use our <a href=\"https:\/\/arvcalc.com\/70-percent-rule-calculator\">70% rule calculator<\/a> to run these numbers automatically once you have an ARV in hand.<\/p>\n<\/details><\/div>\n<\/article>\n","protected":false},"excerpt":{"rendered":"<p>A flipper in Columbus bought a distressed ranch based on a gut-feel ARV of $280,000 \u2014 no comps pulled, no adjustments run. When the deal closed and the rehab was&#8230;<\/p>\n","protected":false},"author":0,"featured_media":575,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[14],"tags":[],"class_list":["post-573","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investing"],"_links":{"self":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/573","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/types\/post"}],"replies":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/comments?post=573"}],"version-history":[{"count":2,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/573\/revisions"}],"predecessor-version":[{"id":585,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/573\/revisions\/585"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media\/575"}],"wp:attachment":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media?parent=573"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/categories?post=573"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/tags?post=573"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}