{"id":676,"date":"2026-08-01T00:48:51","date_gmt":"2026-08-01T04:48:51","guid":{"rendered":"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address-estimate-after-repair-value-for-any-property-2026\/"},"modified":"2026-08-01T02:22:38","modified_gmt":"2026-08-01T06:22:38","slug":"arv-calculator-by-address","status":"publish","type":"post","link":"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/","title":{"rendered":"ARV Calculator by Address: Estimate After Repair Value for Any Property (2026)"},"content":{"rendered":"<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 ARV calculator by address?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"An ARV calculator by address lets you enter a specific property address and pull comparable sales nearby to estimate what the property will be worth after repairs. You enter the address, find 3\u20135 comps sold within 0.5 miles in the last 6 months, adjust for differences in size, beds, baths, and condition, then average the adjusted values to get your after repair value.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How accurate is an ARV calculator by address?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Accuracy depends on comp quality. With 3\u20135 recent, nearby, similar comps you can get within 5\u201310% of actual market value. Using stale sales (over 6 months), comps more than 1 mile away, or skipping adjustments can push your estimate 15\u201325% off \u2014 which can turn a profitable flip into a loss.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"Can I use Zillow's Zestimate as my ARV?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"No. The Zestimate reflects the property's current estimated market value in its current condition. ARV is the value after all repairs and upgrades are complete. For a distressed property, the Zestimate may be 20\u201340% lower than true ARV. Always run your own comp analysis.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How many comps do I need to calculate ARV by address?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Use a minimum of 3 comps, ideally 5. All should be within 0.5 miles of the subject property, sold in the last 6 months (3 months in fast markets), and similar in size (within 20%), beds, baths, and condition. The more similar the comps, the less adjustment you need and the more reliable the ARV.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is the best free tool to find comps by address?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Redfin is widely considered the best free option \u2014 it shows sold prices, days on market, and price per square foot with address-level detail. Zillow is also free but shows fewer historical details. For the most accurate data, MLS access through a licensed real estate agent or your county assessor's website is preferred.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"How do I adjust comps when calculating ARV by address?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"Start with your subject property's features and compare each comp. Add value if the comp is inferior to your subject (e.g., comp has no garage but yours will), subtract if the comp is superior. Common adjustments: square footage (+\/- $40\u2013$60\/sqft), bedrooms (+\/- $8,000\u2013$12,000 each), garage (+\/- $10,000\u2013$20,000), pool (+\/- $10,000\u2013$15,000), lot size, and condition.\"\n      }\n    },\n    {\n      \"@type\": \"Question\",\n      \"name\": \"What is the 70% rule and how does it use ARV?\",\n      \"acceptedAnswer\": {\n        \"@type\": \"Answer\",\n        \"text\": \"The 70% rule says you should pay no more than 70% of ARV minus repair costs for a fix-and-flip property. For example, if ARV is $285,000 and repairs are $60,000, your max offer is ($285,000 \u00d7 0.70) \u2212 $60,000 = $139,500. Use our 70% rule calculator to run these numbers automatically.\"\n      }\n    }\n  ]\n}\n<\/script><\/p>\n<p><!-- Quick Answer Callout --><\/p>\n<div style=\"border-left: 4px solid #2563eb; background: #eff6ff; padding: 18px 22px; margin: 0 0 32px 0; border-radius: 4px;\">\n  <strong style=\"display: block; font-size: 1.05em; margin-bottom: 8px;\">Quick Answer: How to Use an ARV Calculator by Address<\/strong><\/p>\n<p style=\"margin: 0;\">Enter the property address \u2192 pull 3\u20135 comparable sales within 0.5 miles sold in the last 6 months \u2192 adjust each comp for differences in size, beds, baths, garage, and condition \u2192 average the adjusted values. That average is your ARV. <a href=\"\/arv-calculator\">Run the numbers free with our ARV calculator.<\/a><\/p>\n<\/div>\n<p><!-- Intro --><\/p>\n<p>When Sarah found the distressed bungalow at 123 Oak St \u2014 peeling paint, dated kitchen, cracked driveway \u2014 she knew the first question wasn&#8217;t &#8220;what will repairs cost?&#8221; It was &#8220;what will it be worth when I&#8217;m done?&#8221; That&#8217;s exactly what an <strong>arv calculator by address<\/strong> is built to answer. You start with a specific address, pull sold comps from the same street and surrounding blocks, adjust for the differences between those sold homes and your finished product, and land on a defensible after repair value you can take to a lender or use to structure your offer.<\/p>\n<p>Below you will find the full process: where to find comps by address, how to make adjustments, two fully worked examples with real math, and the most common mistakes that cause investors to overpay. If you want to skip straight to the numbers, use our <a href=\"\/arv-calculator\">ARV calculator<\/a> \u2014 but read the worked examples first so you know your inputs are right.<\/p>\n<p><!-- H2 #1: How to Use --><\/p>\n<figure style=\"margin:24px 0;\"><img decoding=\"async\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-by-address-comp-flow.jpg\" alt=\"ARV calculation flow: subject property compared to 3 comparable sales with adjustments leading to estimated after repair value\" style=\"width:100%;border-radius:12px;\" \/><figcaption style=\"text-align:center;font-size:13px;color:#6b7280;margin-top:8px;\">How the ARV Calculator by Address works: find comps, adjust, average = ARV<\/figcaption><\/figure>\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\/arv-calculator-by-address\/#How_to_Use_an_ARV_Calculator_by_Address\" >How to Use an ARV Calculator by Address<\/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\/arv-calculator-by-address\/#Step_1_Enter_the_Subject_Property_Address\" >Step 1: Enter the Subject Property Address<\/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\/arv-calculator-by-address\/#Step_2_Find_Comparable_Sales_by_Address\" >Step 2: Find Comparable Sales by Address<\/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\/arv-calculator-by-address\/#Step_3_Adjust_Each_Comp_for_Differences\" >Step 3: Adjust Each Comp for Differences<\/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\/arv-calculator-by-address\/#Step_4_Average_the_Adjusted_Values\" >Step 4: Average the Adjusted Values<\/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\/arv-calculator-by-address\/#Where_to_Find_Comps_by_Address\" >Where to Find Comps by Address<\/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\/arv-calculator-by-address\/#Zillow_Free_Limited\" >Zillow (Free, Limited)<\/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\/arv-calculator-by-address\/#Redfin_Free_Better_Data\" >Redfin (Free, Better Data)<\/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\/arv-calculator-by-address\/#MLS_Via_Agent_%E2%80%94_Most_Reliable_for_Listed_Properties\" >MLS (Via Agent \u2014 Most Reliable for Listed Properties)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-10\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#County_Assessor_Public_Records_Most_Accurate_for_Off-Market\" >County Assessor \/ Public Records (Most Accurate for Off-Market)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#PropStream_Paid_%E2%80%94_Investor-Grade\" >PropStream (Paid \u2014 Investor-Grade)<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-12\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Houston_ARV_analysis_3_comps_adjusted_to_75000_estimated_value_Worked_Example_ARV_Calculator_by_Address_%E2%80%94_456_Elm_Drive_Houston_TX\" >Houston ARV analysis: 3 comps adjusted to 75,000 estimated value\nWorked Example: ARV Calculator by Address \u2014 456 Elm Drive, Houston TX<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-13\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Subject_Property_Profile\" >Subject Property Profile<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-14\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Comp_1_412_Elm_Drive_sold_6_weeks_ago_268000\" >Comp 1: 412 Elm Drive (sold 6 weeks ago, $268,000)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-15\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Comp_2_501_Maple_Street_sold_3_months_ago_295000\" >Comp 2: 501 Maple Street (sold 3 months ago, $295,000)<\/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\/arv-calculator-by-address\/#Comp_3_388_Cedar_Lane_sold_4_months_ago_278000\" >Comp 3: 388 Cedar Lane (sold 4 months ago, $278,000)<\/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\/arv-calculator-by-address\/#ARV_Calculation\" >ARV Calculation<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-18\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Jacksonville_ARV_analysis_3_comps_adjusted_to_220000_estimated_value_Worked_Example_ARV_Calculator_by_Address_%E2%80%94_789_Palm_Ave_Jacksonville_FL\" >Jacksonville ARV analysis: 3 comps adjusted to $220,000 estimated value\nWorked Example: ARV Calculator by Address \u2014 789 Palm Ave, Jacksonville FL<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-19\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Subject_Property_Profile-2\" >Subject Property Profile<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-20\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Comp_1_802_Palm_Ave_sold_2_months_ago_218000\" >Comp 1: 802 Palm Ave (sold 2 months ago, $218,000)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-21\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Comp_2_755_Magnolia_Street_sold_5_months_ago_235000\" >Comp 2: 755 Magnolia Street (sold 5 months ago, $235,000)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-22\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Comp_3_841_Oak_Terrace_sold_4_months_ago_226000\" >Comp 3: 841 Oak Terrace (sold 4 months ago, $226,000)<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-23\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#ARV_Calculation-2\" >ARV Calculation<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-24\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#How_to_Adjust_Comps_by_Address_Full_Adjustment_Table\" >How to Adjust Comps by Address: Full Adjustment Table<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-25\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Common_Mistakes_When_Estimating_ARV_by_Address\" >Common Mistakes When Estimating ARV by Address<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-26\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Mistake_1_Using_Comps_That_Are_Too_Far_Away\" >Mistake 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-27\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Mistake_2_Using_Stale_Sales\" >Mistake 2: Using Stale Sales<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-28\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Mistake_3_Crossing_Neighborhood_Boundaries\" >Mistake 3: Crossing Neighborhood Boundaries<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-29\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Mistake_4_Skipping_Adjustments\" >Mistake 4: Skipping Adjustments<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-30\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Mistake_5_Using_Zestimate_as_ARV\" >Mistake 5: Using Zestimate as ARV<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-31\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Zestimate_vs_Real_ARV_Why_Theyre_Not_the_Same_Number\" >Zestimate vs Real ARV: Why They&#8217;re Not the Same Number<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-32\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Why_Zestimate_Understates_ARV_for_Distressed_Properties\" >Why Zestimate Understates ARV for Distressed Properties<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-33\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#What_to_Use_Instead\" >What to Use Instead<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-34\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Zillow_vs_Redfin_vs_County_Records_Quick_Comparison\" >Zillow vs. Redfin vs. County Records: Quick Comparison<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-35\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Frequently_Asked_Questions_ARV_Calculator_by_Address\" >Frequently Asked Questions: ARV Calculator by Address<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-36\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#What_is_an_ARV_calculator_by_address\" >What is an ARV calculator by address?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-37\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#How_accurate_is_ARV_estimation_by_address\" >How accurate is ARV estimation by address?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-38\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Can_I_use_Zillows_Zestimate_as_my_ARV\" >Can I use Zillow&#8217;s Zestimate as my ARV?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-39\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#How_many_comps_do_I_need_to_estimate_ARV_by_address\" >How many comps do I need to estimate ARV by address?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-40\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#What_is_the_best_free_tool_to_find_comps_by_address\" >What is the best free tool to find comps by address?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-41\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#How_do_I_adjust_comps_when_calculating_ARV_by_address\" >How do I adjust comps when calculating ARV by address?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-42\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#How_does_ARV_connect_to_the_70_rule\" >How does ARV connect to the 70% rule?<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-43\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-by-address\/#Related_Calculators_and_Guides\" >Related Calculators and Guides<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"How_to_Use_an_ARV_Calculator_by_Address\"><\/span>How to Use an ARV Calculator by Address<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>The address is your anchor. Every other step flows from it \u2014 which comps qualify, which don&#8217;t, and how much you adjust. Here is the step-by-step process:<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Step_1_Enter_the_Subject_Property_Address\"><\/span>Step 1: Enter the Subject Property Address<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Open our <a href=\"\/arv-calculator\">ARV calculator<\/a> and enter the full street address including city, state, and ZIP. The address pins your search radius. In a dense urban neighborhood you might pull comps within 0.25 miles. In a rural or suburban area, stretch to 0.5\u20131 mile \u2014 but be aware that the farther you go, the less reliable the comparison.<\/p>\n<p>Note the subject property&#8217;s key stats before you search for comps:<\/p>\n<ul>\n<li>Square footage (above-grade living area only)<\/li>\n<li>Bedrooms and bathrooms<\/li>\n<li>Garage (attached, detached, or none)<\/li>\n<li>Lot size<\/li>\n<li>Year built<\/li>\n<li>Planned post-rehab condition and finishes<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Step_2_Find_Comparable_Sales_by_Address\"><\/span>Step 2: Find Comparable Sales by Address<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Search for homes that have <em>sold<\/em> \u2014 not listed, not pending \u2014 within 0.5 miles of your subject address in the last 6 months. Tighten to 3 months in a fast-moving market. Your comps should match on:<\/p>\n<ul>\n<li>Property type (single-family, not a condo or townhome)<\/li>\n<li>Square footage within 15\u201320% of your subject<\/li>\n<li>Same number of bedrooms or \u00b1 1<\/li>\n<li>Same general condition tier (fully renovated comps for a fully renovated subject)<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Step_3_Adjust_Each_Comp_for_Differences\"><\/span>Step 3: Adjust Each Comp for Differences<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>No two houses are identical. For each difference between a comp and your finished subject, you apply a dollar adjustment. If the comp has a feature your property will lack (say, a pool), you subtract value. If your property will have something the comp didn&#8217;t (say, an extra bathroom), you add value. See the full adjustment table in the section below.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Step_4_Average_the_Adjusted_Values\"><\/span>Step 4: Average the Adjusted Values<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Once you&#8217;ve adjusted each comp&#8217;s sale price, average all adjusted values. That average is your ARV. If one comp lands significantly above or below the others, investigate why before including it \u2014 it may represent a distressed sale or a special-circumstance transaction that skews your estimate.<\/p>\n<p>Our <a href=\"\/arv-calculator\">ARV calculator<\/a> handles all the adjustment math automatically. Enter your comps, input the differences, and get your ARV in seconds.<\/p>\n<p><!-- H2 #2: Where to Find Comps --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Where_to_Find_Comps_by_Address\"><\/span>Where to Find Comps by Address<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Your ARV is only as good as your comps. Here are the five sources investors use, from free to professional-grade:<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Zillow_Free_Limited\"><\/span>Zillow (Free, Limited)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><a href=\"https:\/\/www.zillow.com\" target=\"_blank\" rel=\"noopener\">Zillow<\/a> shows recent sold prices and you can search by address or draw a map boundary. The sold history is useful for a quick sanity check, but Zillow doesn&#8217;t always show the full MLS data, and its address-level search can miss sales that didn&#8217;t have a public listing. Good for a first look, not for final underwriting.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Redfin_Free_Better_Data\"><\/span>Redfin (Free, Better Data)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><a href=\"https:\/\/www.redfin.com\" target=\"_blank\" rel=\"noopener\">Redfin<\/a> pulls directly from MLS in most markets and shows sold price, days on market, price per square foot, and photo history for each sold property. You can filter by sold date, square footage, and beds\/baths \u2014 making it much more useful than Zillow for pulling address-specific comps. For most investors doing initial deal analysis, Redfin is the go-to free tool.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"MLS_Via_Agent_%E2%80%94_Most_Reliable_for_Listed_Properties\"><\/span>MLS (Via Agent \u2014 Most Reliable for Listed Properties)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>A licensed real estate agent can pull a Comparative Market Analysis (CMA) directly from MLS with full data: exact sale price, seller concessions, days on market, and property condition at sale. If you&#8217;re buying regularly, building a relationship with an investor-friendly agent gives you on-demand access to the cleanest comp data available.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"County_Assessor_Public_Records_Most_Accurate_for_Off-Market\"><\/span>County Assessor \/ Public Records (Most Accurate for Off-Market)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Every sale in the US is recorded in public records. Your county assessor&#8217;s website shows the recorded sale price, date, and often the property characteristics. This is particularly valuable for finding off-market sales that don&#8217;t appear on Zillow or Redfin. Search &#8220;<em>[your county] property appraiser search<\/em>&#8221; or check <a href=\"https:\/\/www.realtor.com\" target=\"_blank\" rel=\"noopener\">Realtor.com<\/a> which aggregates some county records. Examples: <a href=\"https:\/\/www.miamidade.gov\/pa\/\" target=\"_blank\" rel=\"noopener\">Miami-Dade<\/a> Property Appraiser, <a href=\"https:\/\/hcad.org\" target=\"_blank\" rel=\"noopener\">Harris County<\/a> Appraisal District, <a href=\"https:\/\/www.coj.net\/departments\/property-appraiser\" target=\"_blank\" rel=\"noopener\">Duval County<\/a> Property Appraiser.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"PropStream_Paid_%E2%80%94_Investor-Grade\"><\/span>PropStream (Paid \u2014 Investor-Grade)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>PropStream and similar platforms (DealMachine, BatchLeads) aggregate MLS, county records, and distressed property data in one place. At roughly $99\u2013$149\/month, these tools let you search comps by address with filters for condition, sale type (arm&#8217;s-length only), and property characteristics. Worth it if you&#8217;re doing more than 2\u20133 deals per year.<\/p>\n<p><!-- H2 #3: Worked Example Houston --><\/p>\n<h2>\n<figure style=\"margin:24px 0;\"><img decoding=\"async\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-houston-example-456-elm.jpg\" alt=\"ARV worked example for 456 Elm Drive Houston showing 3 comps adjusted to estimated ARV of 275000\" style=\"width:100%;border-radius:12px;\" \/><figcaption style=\"text-align:center;font-size:13px;color:#6b7280;margin-top:8px;\">Houston ARV analysis: 3 comps adjusted to 75,000 estimated value<\/figcaption><\/figure>\n<p>Worked Example: ARV Calculator by Address \u2014 456 Elm Drive, Houston TX<\/h2>\n<p>Let&#8217;s run a real example from start to finish. The subject property is <strong>456 Elm Drive, Houston, TX<\/strong> \u2014 a 3-bedroom, 2-bathroom, 1,400 square foot single-family home built in 1978. The purchase price is $155,000. Estimated rehab cost is $65,000. After rehab, the property will have updated kitchen, new flooring, painted exterior, and a new HVAC \u2014 essentially move-in ready condition.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Subject_Property_Profile\"><\/span>Subject Property Profile<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li>Address: 456 Elm Drive, Houston TX<\/li>\n<li>Beds\/Baths: 3\/2<\/li>\n<li>Above-grade sqft: 1,400<\/li>\n<li>Garage: None<\/li>\n<li>Pool: No<\/li>\n<li>Post-rehab condition: Fully updated<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_1_412_Elm_Drive_sold_6_weeks_ago_268000\"><\/span>Comp 1: 412 Elm Drive (sold 6 weeks ago, $268,000)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>3 bed \/ 2 bath \/ 1,380 sqft \/ No garage \/ Updated condition<\/p>\n<ul>\n<li>Sqft difference: Subject is 20 sqft larger \u2192 +20 \u00d7 $50 = <strong>+$1,000<\/strong><\/li>\n<li>All other features equal<\/li>\n<li><strong>Adjusted value: $269,000<\/strong><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_2_501_Maple_Street_sold_3_months_ago_295000\"><\/span>Comp 2: 501 Maple Street (sold 3 months ago, $295,000)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>3 bed \/ 2 bath \/ 1,540 sqft \/ Attached 1-car garage \/ Updated condition<\/p>\n<ul>\n<li>Sqft difference: Comp is 140 sqft larger \u2192 \u2212140 \u00d7 $50 = <strong>\u2212$7,000<\/strong><\/li>\n<li>Comp has garage, subject won&#8217;t \u2192 <strong>\u2212$15,000<\/strong><\/li>\n<li><strong>Adjusted value: $273,000<\/strong><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_3_388_Cedar_Lane_sold_4_months_ago_278000\"><\/span>Comp 3: 388 Cedar Lane (sold 4 months ago, $278,000)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>3 bed \/ 2 bath \/ 1,420 sqft \/ No garage \/ Updated condition<\/p>\n<ul>\n<li>Sqft difference: Comp is 20 sqft larger \u2192 \u221220 \u00d7 $50 = <strong>\u2212$1,000<\/strong><\/li>\n<li>All other features equal<\/li>\n<li><strong>Adjusted value: $277,000<\/strong><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"ARV_Calculation\"><\/span>ARV Calculation<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Average of adjusted values: ($269,000 + $273,000 + $277,000) \u00f7 3 = <strong>$273,000<\/strong><\/p>\n<p>Rounding conservatively: <strong>ARV = $270,000 \u2013 $280,000, center estimate $275,000<\/strong><\/p>\n<p>With the <a href=\"\/blog\/70-rule-calculator-guide\/\">70% rule<\/a>, max offer = ($275,000 \u00d7 0.70) \u2212 $65,000 = $192,500 \u2212 $65,000 = <strong>$127,500<\/strong>. The $155,000 purchase price is above the 70% rule threshold \u2014 worth negotiating down or revisiting repair costs. Use our <a href=\"\/70-percent-rule-calculator\">70% rule calculator<\/a> to model different scenarios.<\/p>\n<p><!-- H2 #4: Worked Example Jacksonville --><\/p>\n<h2>\n<figure style=\"margin:24px 0;\"><img decoding=\"async\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-jacksonville-example-789-palm.jpg\" alt=\"ARV worked example for 789 Palm Ave Jacksonville showing 3 comps adjusted to estimated ARV of 220000\" style=\"width:100%;border-radius:12px;\" \/><figcaption style=\"text-align:center;font-size:13px;color:#6b7280;margin-top:8px;\">Jacksonville ARV analysis: 3 comps adjusted to $220,000 estimated value<\/figcaption><\/figure>\n<p>Worked Example: ARV Calculator by Address \u2014 789 Palm Ave, Jacksonville FL<\/h2>\n<p>A different market, different price points, same methodology. The subject property is <strong>789 Palm Ave, Jacksonville, FL<\/strong> \u2014 a 3-bedroom, 2-bathroom, 1,250 square foot home built in 1985. After rehab: new kitchen, updated bathrooms, new roof. The Jacksonville market is more affordable than Houston, with price-per-sqft running $150\u2013$175 for renovated entry-level single-family homes.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Subject_Property_Profile-2\"><\/span>Subject Property Profile<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<ul>\n<li>Address: 789 Palm Ave, Jacksonville FL<\/li>\n<li>Beds\/Baths: 3\/2<\/li>\n<li>Above-grade sqft: 1,250<\/li>\n<li>Garage: 1-car attached<\/li>\n<li>Pool: No<\/li>\n<li>Post-rehab condition: Fully updated<\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_1_802_Palm_Ave_sold_2_months_ago_218000\"><\/span>Comp 1: 802 Palm Ave (sold 2 months ago, $218,000)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>3 bed \/ 2 bath \/ 1,200 sqft \/ 1-car garage \/ Updated<\/p>\n<ul>\n<li>Sqft: Subject is 50 sqft larger \u2192 +50 \u00d7 $45 = <strong>+$2,250<\/strong><\/li>\n<li><strong>Adjusted value: $220,250<\/strong><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_2_755_Magnolia_Street_sold_5_months_ago_235000\"><\/span>Comp 2: 755 Magnolia Street (sold 5 months ago, $235,000)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>3 bed \/ 2 bath \/ 1,350 sqft \/ 1-car garage \/ Updated<\/p>\n<ul>\n<li>Sqft: Comp is 100 sqft larger \u2192 \u2212100 \u00d7 $45 = <strong>\u2212$4,500<\/strong><\/li>\n<li><strong>Adjusted value: $230,500<\/strong><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"Comp_3_841_Oak_Terrace_sold_4_months_ago_226000\"><\/span>Comp 3: 841 Oak Terrace (sold 4 months ago, $226,000)<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>3 bed \/ 2 bath \/ 1,280 sqft \/ No garage \/ Updated<\/p>\n<ul>\n<li>Sqft: Comp is 30 sqft larger \u2192 \u221230 \u00d7 $45 = <strong>\u2212$1,350<\/strong><\/li>\n<li>Comp has no garage, subject will have one \u2192 <strong>+$12,000<\/strong><\/li>\n<li><strong>Adjusted value: $236,650<\/strong><\/li>\n<\/ul>\n<h3><span class=\"ez-toc-section\" id=\"ARV_Calculation-2\"><\/span>ARV Calculation<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Average: ($220,250 + $230,500 + $236,650) \u00f7 3 = <strong>$229,133<\/strong><\/p>\n<p>Rounded: <strong>ARV = $225,000 \u2013 $235,000, center estimate $230,000<\/strong><\/p>\n<p>At a $230,000 ARV with $45,000 in estimated repairs, the 70% rule gives: ($230,000 \u00d7 0.70) \u2212 $45,000 = $161,000 \u2212 $45,000 = <strong>$116,000 max offer<\/strong>. Check our <a href=\"\/fix-and-flip-calculator\">fix and flip calculator<\/a> to model holding costs, financing, and net profit at different purchase prices.<\/p>\n<p><!-- H2 #5: Adjustment Table --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"How_to_Adjust_Comps_by_Address_Full_Adjustment_Table\"><\/span>How to Adjust Comps by Address: Full Adjustment Table<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Adjustments are the most debated part of ARV analysis. The ranges below reflect typical single-family residential markets in the US. In high-cost markets (coastal California, NYC suburbs), multiply these figures by 2\u20133x. In low-cost markets (rural Midwest, parts of the South), adjust downward.<\/p>\n<table style=\"width:100%; border-collapse: collapse; margin: 24px 0;\">\n<thead>\n<tr style=\"background: #1e3a5f; color: #fff;\">\n<th style=\"padding: 10px 14px; text-align: left;\">Feature<\/th>\n<th style=\"padding: 10px 14px; text-align: left;\">Comp Superior to Subject<\/th>\n<th style=\"padding: 10px 14px; text-align: left;\">Comp Inferior to Subject<\/th>\n<th style=\"padding: 10px 14px; text-align: left;\">Typical Range<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"border-bottom: 1px solid #e5e7eb;\">\n<td style=\"padding: 10px 14px;\">Square footage<\/td>\n<td style=\"padding: 10px 14px;\">Subtract from comp price<\/td>\n<td style=\"padding: 10px 14px;\">Add to comp price<\/td>\n<td style=\"padding: 10px 14px;\">$40\u2013$60 per sqft<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb; background: #f9fafb;\">\n<td style=\"padding: 10px 14px;\">Bedroom (each)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$8,000\u2013$12,000<\/td>\n<td style=\"padding: 10px 14px;\">+$8,000\u2013$12,000<\/td>\n<td style=\"padding: 10px 14px;\">$10,000 typical<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb;\">\n<td style=\"padding: 10px 14px;\">Full bathroom (each)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$8,000\u2013$15,000<\/td>\n<td style=\"padding: 10px 14px;\">+$8,000\u2013$15,000<\/td>\n<td style=\"padding: 10px 14px;\">$10,000\u2013$12,000 typical<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb; background: #f9fafb;\">\n<td style=\"padding: 10px 14px;\">Attached garage (1-car)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$10,000\u2013$20,000<\/td>\n<td style=\"padding: 10px 14px;\">+$10,000\u2013$20,000<\/td>\n<td style=\"padding: 10px 14px;\">$15,000 typical<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb;\">\n<td style=\"padding: 10px 14px;\">Pool (in-ground)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$10,000\u2013$15,000<\/td>\n<td style=\"padding: 10px 14px;\">+$10,000\u2013$15,000<\/td>\n<td style=\"padding: 10px 14px;\">Market-dependent<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb; background: #f9fafb;\">\n<td style=\"padding: 10px 14px;\">Condition (full rehab vs. dated)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$15,000\u2013$30,000<\/td>\n<td style=\"padding: 10px 14px;\">+$15,000\u2013$30,000<\/td>\n<td style=\"padding: 10px 14px;\">Highly variable<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb;\">\n<td style=\"padding: 10px 14px;\">Lot size (per 1,000 sqft)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$1,000\u2013$5,000<\/td>\n<td style=\"padding: 10px 14px;\">+$1,000\u2013$5,000<\/td>\n<td style=\"padding: 10px 14px;\">$2,000\u2013$3,000 typical<\/td>\n<\/tr>\n<tr style=\"background: #f9fafb;\">\n<td style=\"padding: 10px 14px;\">Age (per decade older)<\/td>\n<td style=\"padding: 10px 14px;\">\u2212$3,000\u2013$8,000<\/td>\n<td style=\"padding: 10px 14px;\">+$3,000\u2013$8,000<\/td>\n<td style=\"padding: 10px 14px;\">Less relevant if updated<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p><strong>Adjustment rule of thumb:<\/strong> If your total adjustment on any single comp exceeds 10\u201315% of the sale price, that comp is too different from your subject to be reliable. Either find a closer match or weight that comp less in your average.<\/p>\n<p>For a detailed breakdown of what drives ARV in different property types, see our <a href=\"\/blog\/after-repair-value-calculator-guide\/\">after repair value calculator guide<\/a> and the foundational explanation in our <a href=\"\/blog\/after-repair-value-guide\/\">after repair value guide<\/a>.<\/p>\n<p><!-- H2 #6: Common Mistakes --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Common_Mistakes_When_Estimating_ARV_by_Address\"><\/span>Common Mistakes When Estimating ARV by Address<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Getting the ARV wrong is the most expensive mistake a house flipper can make. Here are the five errors that show up again and again:<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Mistake_1_Using_Comps_That_Are_Too_Far_Away\"><\/span>Mistake 1: Using Comps That Are Too Far Away<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>A house one mile away can be in a completely different school district, flood zone, or price tier. A 3\/2 that sold for $310,000 in the neighboring subdivision doesn&#8217;t tell you much about your $240,000 neighborhood if they&#8217;re separated by a major highway or rezoning boundary. Always prioritize comps within 0.25\u20130.5 miles and the same subdivision when possible.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Mistake_2_Using_Stale_Sales\"><\/span>Mistake 2: Using Stale Sales<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>A sale from 18 months ago is almost useless in a market that&#8217;s moved at all. Interest rate shifts, inventory changes, and seasonal patterns all affect prices. Stick to 6 months maximum \u2014 3 months in active markets. If you can&#8217;t find recent comps, that&#8217;s a signal the market for that property type is thin, which itself affects liquidity risk.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Mistake_3_Crossing_Neighborhood_Boundaries\"><\/span>Mistake 3: Crossing Neighborhood Boundaries<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Two streets with the same ZIP code can have dramatically different values based on school boundaries, proximity to commercial corridors, or historical neighborhood associations. Learn to draw your search boundary based on where buyers mentally shop, not just radial distance. Your local county assessor records can show you where price breaks happen street by street.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Mistake_4_Skipping_Adjustments\"><\/span>Mistake 4: Skipping Adjustments<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Averaging raw sale prices without adjusting for differences is the most common shortcut \u2014 and the most dangerous. If all your comps have 2-car garages and your property won&#8217;t, you&#8217;re overestimating ARV by $15,000\u2013$25,000. Every difference matters. The adjustment table above is your checklist.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Mistake_5_Using_Zestimate_as_ARV\"><\/span>Mistake 5: Using Zestimate as ARV<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>This one deserves its own section \u2014 see below. Short version: Zestimate \u2260 ARV. Not even close for distressed properties.<\/p>\n<p>Also review the common pitfalls covered in our <a href=\"\/blog\/how-to-calculate-after-repair-value-arv\/\">how to calculate ARV<\/a> article and the cost side of the equation in <a href=\"\/blog\/cost-to-rehab-a-house\/\">cost to rehab a house<\/a>.<\/p>\n<p><!-- H2 #7: Zestimate vs ARV --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Zestimate_vs_Real_ARV_Why_Theyre_Not_the_Same_Number\"><\/span>Zestimate vs Real ARV: Why They&#8217;re Not the Same Number<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Zillow&#8217;s Zestimate is one of the most misunderstood numbers in real estate investing. According to <a href=\"https:\/\/www.zillow.com\/z\/zestimate\/\" target=\"_blank\" rel=\"noopener\">Zillow&#8217;s own data<\/a>, the median error is ~2.4% for on-market homes but much higher for distressed properties. Here&#8217;s the core issue: the Zestimate estimates what a property is worth <em>today, in its current condition<\/em>. ARV estimates what a property will be worth <em>after it has been fully repaired and updated<\/em>. For a move-in-ready home, the two numbers might be close. For a distressed property, they can be 20\u201340% apart.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Why_Zestimate_Understates_ARV_for_Distressed_Properties\"><\/span>Why Zestimate Understates ARV for Distressed Properties<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Zillow&#8217;s algorithm factors in the property&#8217;s condition to the extent it can (typically from listing descriptions, photo analysis, and self-reported condition fields). A house with water damage, missing HVAC, and a condemned kitchen will get a low Zestimate \u2014 appropriately \u2014 because it&#8217;s worth less in that state. But your ARV should reflect the fully renovated version. The Zestimate doesn&#8217;t know what your renovation plan is.<\/p>\n<p>Additionally, Zillow&#8217;s median error rate nationally is around 2\u20133% for on-market homes but jumps to 6\u20138% for off-market properties. For a $250,000 home, that&#8217;s a $15,000\u2013$20,000 error band \u2014 before accounting for the condition gap on a distressed property.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"What_to_Use_Instead\"><\/span>What to Use Instead<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Pull sold comps manually from <a href=\"https:\/\/www.redfin.com\" target=\"_blank\" rel=\"noopener\">Redfin<\/a>, MLS, or your county&#8217;s public records. Filter for fully renovated, recently sold homes near the subject address. Those are your ARV benchmarks \u2014 not what Zillow says the distressed version is worth today.<\/p>\n<p>The Zestimate is useful for one thing: a quick sanity check on whether you&#8217;re in the right ballpark before you spend time pulling comps. If the Zestimate is $180,000 and you&#8217;re modeling an ARV of $340,000, something is wrong with either the Zestimate or your comps. But if you&#8217;re building a real investment decision, run real comps through our <a href=\"\/arv-calculator\">ARV calculator<\/a>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Zillow_vs_Redfin_vs_County_Records_Quick_Comparison\"><\/span>Zillow vs. Redfin vs. County Records: Quick Comparison<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<table style=\"width:100%; border-collapse: collapse; margin: 24px 0;\">\n<thead>\n<tr style=\"background: #1e3a5f; color: #fff;\">\n<th style=\"padding: 10px 14px; text-align: left;\">Source<\/th>\n<th style=\"padding: 10px 14px; text-align: left;\">Cost<\/th>\n<th style=\"padding: 10px 14px; text-align: left;\">Data Quality<\/th>\n<th style=\"padding: 10px 14px; text-align: left;\">Best For<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"border-bottom: 1px solid #e5e7eb;\">\n<td style=\"padding: 10px 14px;\">Zillow \/ Zestimate<\/td>\n<td style=\"padding: 10px 14px;\">Free<\/td>\n<td style=\"padding: 10px 14px;\">Moderate<\/td>\n<td style=\"padding: 10px 14px;\">Quick sanity check only<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb; background: #f9fafb;\">\n<td style=\"padding: 10px 14px;\">Redfin<\/td>\n<td style=\"padding: 10px 14px;\">Free<\/td>\n<td style=\"padding: 10px 14px;\">Good (MLS-sourced)<\/td>\n<td style=\"padding: 10px 14px;\">Initial comp pull<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb;\">\n<td style=\"padding: 10px 14px;\">Realtor.com<\/td>\n<td style=\"padding: 10px 14px;\">Free<\/td>\n<td style=\"padding: 10px 14px;\">Good<\/td>\n<td style=\"padding: 10px 14px;\">Cross-referencing comps<\/td>\n<\/tr>\n<tr style=\"border-bottom: 1px solid #e5e7eb; background: #f9fafb;\">\n<td style=\"padding: 10px 14px;\">County Assessor Records<\/td>\n<td style=\"padding: 10px 14px;\">Free<\/td>\n<td style=\"padding: 10px 14px;\">Best (official)<\/td>\n<td style=\"padding: 10px 14px;\">Off-market &#038; final check<\/td>\n<\/tr>\n<tr style=\"background: #fff;\">\n<td style=\"padding: 10px 14px;\">MLS (via agent)<\/td>\n<td style=\"padding: 10px 14px;\">Free (with agent)<\/td>\n<td style=\"padding: 10px 14px;\">Best (full data)<\/td>\n<td style=\"padding: 10px 14px;\">Serious deal underwriting<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p><!-- FAQ Section --><\/p>\n<div style=\"background: #f0f9ff; border: 2px solid #bfdbfe; border-radius: 12px; padding: 20px; margin: 32px 0;\">\n<p style=\"font-weight: 800; color: #1e3a5f; margin-bottom: 8px;\">ARV Calculator by Address vs General ARV Guide<\/p>\n<p style=\"font-size: 14px; color: #4b5563; margin-bottom: 8px;\">This page focuses on <strong>address-specific ARV estimation<\/strong> \u2014 pulling comps near a specific property and adjusting them. Use this when you have a deal under contract or a target property.<\/p>\n<p style=\"font-size: 14px; color: #4b5563; margin-bottom: 0;\">For broader ARV methodology (3 estimation methods, MAO formula, and portfolio-level analysis), see the <a href=\"\/blog\/after-repair-value-calculator-guide\/\" style=\"font-weight: 600; color: #2563eb;\">After Repair Value Calculator Guide<\/a>. For ARV fundamentals, see <a href=\"\/blog\/after-repair-value-guide\/\" style=\"font-weight: 600; color: #2563eb;\">What Is ARV and How to Estimate It<\/a>.<\/p>\n<\/div>\n<h2><span class=\"ez-toc-section\" id=\"Frequently_Asked_Questions_ARV_Calculator_by_Address\"><\/span>Frequently Asked Questions: ARV Calculator by Address<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<div itemscope itemtype=\"https:\/\/schema.org\/FAQPage\">\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600; cursor: pointer;\"><span class=\"ez-toc-section\" id=\"What_is_an_ARV_calculator_by_address\"><\/span>What is an ARV calculator by address?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">An ARV calculator by address lets you enter a specific property address and pull comparable sales nearby to estimate what the property will be worth after repairs. You enter the address, find 3\u20135 comps sold within 0.5 miles in the last 6 months, adjust for differences in size, beds, baths, and condition, then average the adjusted values.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600;\"><span class=\"ez-toc-section\" id=\"How_accurate_is_ARV_estimation_by_address\"><\/span>How accurate is ARV estimation by address?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">With 3\u20135 recent, nearby, similar comps, you can get within 5\u201310% of actual market value. Using stale comps (over 6 months old), comps more than 1 mile away, or skipping adjustments can push your estimate 15\u201325% off \u2014 which on a $250,000 ARV means a $37,500 error that turns profit into loss.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600;\"><span class=\"ez-toc-section\" id=\"Can_I_use_Zillows_Zestimate_as_my_ARV\"><\/span>Can I use Zillow&#8217;s Zestimate as my ARV?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">No. The Zestimate reflects current estimated value in current condition. ARV is the value after all repairs and upgrades. For a distressed property, the Zestimate may be 20\u201340% below true ARV. Always run a full comp analysis rather than relying on any automated valuation model.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600;\"><span class=\"ez-toc-section\" id=\"How_many_comps_do_I_need_to_estimate_ARV_by_address\"><\/span>How many comps do I need to estimate ARV by address?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">Minimum 3, ideally 5. All within 0.5 miles of the subject address, sold in the last 6 months, similar in size (within 20%), beds, baths, and post-rehab condition. The more closely matched the comps, the less adjustment needed and the more reliable the ARV.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600;\"><span class=\"ez-toc-section\" id=\"What_is_the_best_free_tool_to_find_comps_by_address\"><\/span>What is the best free tool to find comps by address?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">Redfin is the best free option \u2014 it pulls from MLS and shows sold price, price per square foot, and days on market with address-level detail. Zillow is free but shows less data. For the most accurate results, use county assessor records or MLS access through an agent.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600;\"><span class=\"ez-toc-section\" id=\"How_do_I_adjust_comps_when_calculating_ARV_by_address\"><\/span>How do I adjust comps when calculating ARV by address?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">Compare each comp&#8217;s features to your fully renovated subject property. If the comp has something your property won&#8217;t have, subtract value. If your property will have something the comp didn&#8217;t, add value. Standard adjustments: $40\u2013$60\/sqft for size differences, $10,000 per bedroom, $12,000\u2013$15,000 per garage, $10,000\u2013$15,000 for a pool.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<div itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\" style=\"border: 1px solid #e5e7eb; border-radius: 6px; margin-bottom: 16px; overflow: hidden;\">\n<h3 itemprop=\"name\" style=\"background: #f3f4f6; margin: 0; padding: 14px 18px; font-size: 1em; font-weight: 600;\"><span class=\"ez-toc-section\" id=\"How_does_ARV_connect_to_the_70_rule\"><\/span>How does ARV connect to the 70% rule?<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\" style=\"padding: 14px 18px;\">\n<p itemprop=\"text\" style=\"margin: 0;\">The 70% rule sets your maximum purchase price at 70% of ARV minus estimated repair costs. If ARV = $280,000 and repairs = $60,000, your max offer is ($280,000 \u00d7 0.70) \u2212 $60,000 = $136,000. Getting ARV right is the foundation \u2014 a 10% overestimate of ARV means you might overpay by $19,600 on this example deal.<\/p>\n<\/p><\/div>\n<\/p><\/div>\n<\/div>\n<p><!-- Related Calculators --><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Related_Calculators_and_Guides\"><\/span>Related Calculators and Guides<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Once you have your ARV from the <a href=\"\/arv-calculator\">ARV calculator<\/a>, these tools help you turn that number into a full deal analysis:<\/p>\n<ul>\n<li><a href=\"\/arv-calculator\"><strong>ARV Calculator<\/strong><\/a> \u2014 Enter your comps, get your after repair value in seconds<\/li>\n<li><a href=\"\/fix-and-flip-calculator\"><strong>Fix and Flip Calculator<\/strong><\/a> \u2014 Model purchase price, rehab costs, holding costs, and net profit<\/li>\n<li><a href=\"\/70-percent-rule-calculator\"><strong>70% Rule Calculator<\/strong><\/a> \u2014 Calculate your max allowable offer from ARV and repair cost<\/li>\n<li><a href=\"\/brrrr-calculator\"><strong>BRRRR Calculator<\/strong><\/a> \u2014 Model buy, rehab, rent, refinance, repeat scenarios with ARV as the refinance basis<\/li>\n<li><a href=\"\/blog\/after-repair-value-calculator-guide\/\"><strong>After Repair Value Calculator Guide<\/strong><\/a> \u2014 Deep dive on using ARV calculators<\/li>\n<li><a href=\"\/blog\/after-repair-value-guide\/\"><strong>After Repair Value Guide<\/strong><\/a> \u2014 Full explanation of what ARV is and why it matters<\/li>\n<li><a href=\"\/blog\/70-rule-calculator-guide\/\"><strong>70% Rule Calculator Guide<\/strong><\/a> \u2014 How the 70% rule works with real examples<\/li>\n<li><a href=\"\/blog\/cost-to-rehab-a-house\/\"><strong>Cost to Rehab a House<\/strong><\/a> \u2014 Estimate repair costs by scope of work<\/li>\n<li><a href=\"\/blog\/how-to-calculate-after-repair-value-arv\/\"><strong>How to Calculate After Repair Value (ARV)<\/strong><\/a> \u2014 Step-by-step calculation walkthrough<\/li>\n<\/ul>\n<p>The deal that started with Sarah standing in front of 123 Oak St ends with a number she can defend to a lender, a partner, or herself. That number comes from comps pulled by address, adjusted carefully, and averaged honestly. It doesn&#8217;t come from Zestimate. It doesn&#8217;t come from guessing. It comes from doing the comp work \u2014 and our <a href=\"\/arv-calculator\">ARV calculator<\/a> makes that work faster and more accurate than a spreadsheet.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Quick Answer: How to Use an ARV Calculator by Address Enter the property address \u2192 pull 3\u20135 comparable sales within 0.5 miles sold in the last 6 months \u2192 adjust&#8230;<\/p>\n","protected":false},"author":0,"featured_media":679,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[18],"tags":[],"class_list":["post-676","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-guides"],"_links":{"self":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/676","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=676"}],"version-history":[{"count":4,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/676\/revisions"}],"predecessor-version":[{"id":684,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/676\/revisions\/684"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media\/679"}],"wp:attachment":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media?parent=676"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/categories?post=676"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/tags?post=676"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}