{"id":965,"date":"2026-08-20T02:52:12","date_gmt":"2026-08-20T06:52:12","guid":{"rendered":"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/"},"modified":"2026-08-20T03:28:26","modified_gmt":"2026-08-20T07:28:26","slug":"arv-calculator-how-to-use","status":"publish","type":"post","link":"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/","title":{"rendered":"ARV Calculator: How to Estimate After Repair Value Step by Step (2026)"},"content":{"rendered":"<p>The <a href=\"\/arv-calculator\">ARV calculator<\/a> estimates what a property will be worth <strong>after<\/strong> renovation \u2014 the single most important number for any flip or BRRRR deal. Get the ARV wrong by 10% and a profitable flip becomes a loss. Enter comparable sales, adjust for differences, and get your after-repair value in under 2 minutes.<\/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<p><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>\n<ul class='ez-toc-list ez-toc-list-level-1 ' >\n<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-how-to-use\/#What_Is_ARV_and_Why_It_Matters\" >What Is ARV and Why It Matters<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#How_to_Use_the_ARV_Calculator_Step_by_Step\" >How to Use the ARV Calculator: Step by Step<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#Step_1_%E2%80%94_Enter_Subject_Property_Details\" >Step 1 \u2014 Enter Subject Property Details<\/a><\/li>\n<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-how-to-use\/#Step_2_%E2%80%94_Enter_3%E2%80%935_Comparable_Sales\" >Step 2 \u2014 Enter 3\u20135 Comparable Sales<\/a><\/li>\n<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-how-to-use\/#Step_3_%E2%80%94_Adjust_Each_Comp\" >Step 3 \u2014 Adjust Each Comp<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#Step_4_%E2%80%94_Calculate_ARV\" >Step 4 \u2014 Calculate ARV<\/a><\/li>\n<\/ul>\n<\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#Worked_Example_Memphis_SFR_Flip\" >Worked Example: Memphis SFR Flip<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#Comparable_Sales_last_4_months_within_04_miles\" >Comparable Sales (last 4 months, within 0.4 miles)<\/a><\/li>\n<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-how-to-use\/#Using_ARV_for_Decisions\" >Using ARV for Decisions<\/a><\/li>\n<\/ul>\n<\/li>\n<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\/arv-calculator-how-to-use\/#ARV_for_BRRRR_Strategy\" >ARV for BRRRR Strategy<\/a><\/li>\n<li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#Where_to_Find_Comps\" >Where to Find Comps<\/a><\/li>\n<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-how-to-use\/#5_ARV_Mistakes\" >5 ARV Mistakes<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-13\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#1_Using_Pre-Rehab_Comps\" >1. Using Pre-Rehab Comps<\/a><\/li>\n<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-how-to-use\/#2_Going_Beyond_05_Miles\" >2. Going Beyond 0.5 Miles<\/a><\/li>\n<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-how-to-use\/#3_Using_Sales_Older_Than_6_Months\" >3. Using Sales Older Than 6 Months<\/a><\/li>\n<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-how-to-use\/#4_Not_Adjusting_for_Differences\" >4. Not Adjusting for Differences<\/a><\/li>\n<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-how-to-use\/#5_Relying_on_Zillow_Zestimate_as_ARV\" >5. Relying on Zillow Zestimate as ARV<\/a><\/li>\n<\/ul>\n<\/li>\n<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-how-to-use\/#Frequently_Asked_Questions\" >Frequently Asked Questions<\/a>\n<ul class='ez-toc-list-level-3' >\n<li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-19\" href=\"https:\/\/arvcalc.com\/blog\/arv-calculator-how-to-use\/#What_is_ARV_in_real_estate\" >What is ARV in real estate?<\/a><\/li>\n<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-how-to-use\/#How_do_I_calculate_ARV_for_a_flip\" >How do I calculate ARV for a flip?<\/a><\/li>\n<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-how-to-use\/#How_many_comps_do_I_need_for_an_accurate_ARV\" >How many comps do I need for an accurate ARV?<\/a><\/li>\n<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-how-to-use\/#What_is_the_70_rule_and_how_does_it_use_ARV\" >What is the 70% rule and how does it use ARV?<\/a><\/li>\n<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-how-to-use\/#How_does_ARV_affect_BRRRR_refinance\" >How does ARV affect BRRRR refinance?<\/a><\/li>\n<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\/arv-calculator-how-to-use\/#Is_Zillow_Zestimate_the_same_as_ARV\" >Is Zillow Zestimate the same as ARV?<\/a><\/li>\n<\/ul>\n<\/li>\n<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-how-to-use\/#Related_Calculators_and_Guides\" >Related Calculators and Guides<\/a><\/li>\n<\/ul>\n<\/nav>\n<\/div>\n<h2><span class=\"ez-toc-section\" id=\"What_Is_ARV_and_Why_It_Matters\"><\/span><span class=\"ez-toc-section\" id=\"What_Is_ARV_and_Why_It_Matters\"><\/span>What Is ARV and Why It Matters<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p><strong>ARV = After Repair Value<\/strong> \u2014 the estimated market value of a property after all renovations are complete. It drives every investment decision:<\/p>\n<ul>\n<li><strong>Maximum offer price<\/strong> \u2014 the <a href=\"\/70-percent-rule-calculator\">70% rule<\/a> says: Max Offer = ARV \u00d7 0.70 \u2212 Rehab Cost<\/li>\n<li><strong>Flip profit<\/strong> \u2014 Profit = ARV \u2212 Purchase \u2212 Rehab \u2212 Selling Costs \u2212 Holding Costs<\/li>\n<li><strong>BRRRR refinance<\/strong> \u2014 Cash-out refi at 75% of ARV determines how much capital you recover<\/li>\n<li><strong>Hard money qualification<\/strong> \u2014 most lenders cap at 65\u201375% of ARV<\/li>\n<\/ul>\n<p>If ARV is $267K and you estimate $300K, your 70% rule max offer jumps from $142K to $165K \u2014 you overpay by $23K. That is the difference between a $21K profit and a $2K loss. The <a href=\"\/arv-calculator\">ARV calculator<\/a> eliminates guesswork by systematizing the comp analysis process.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"How_to_Use_the_ARV_Calculator_Step_by_Step\"><\/span><span class=\"ez-toc-section\" id=\"How_to_Use_the_ARV_Calculator_Step_by_Step\"><\/span>How to Use the ARV Calculator: Step by Step<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<h3><span class=\"ez-toc-section\" id=\"Step_1_%E2%80%94_Enter_Subject_Property_Details\"><\/span><span class=\"ez-toc-section\" id=\"Step_1_%E2%80%94_Enter_Subject_Property_Details\"><\/span>Step 1 \u2014 Enter Subject Property Details<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Address, square footage, bed\/bath count, lot size, year built. These are the baseline for comp adjustments. Get exact numbers from the county assessor or MLS listing \u2014 do not estimate.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Step_2_%E2%80%94_Enter_3%E2%80%935_Comparable_Sales\"><\/span><span class=\"ez-toc-section\" id=\"Step_2_%E2%80%94_Enter_3%E2%80%935_Comparable_Sales\"><\/span>Step 2 \u2014 Enter 3\u20135 Comparable Sales<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Recent sales (last 6 months) of similar properties in the same neighborhood, <strong>in renovated condition<\/strong>. The comps should represent what YOUR property will look like after rehab \u2014 not what it looks like now.<\/p>\n<p>Good comp criteria:<\/p>\n<ul>\n<li>Within 0.5 miles of subject property<\/li>\n<li>Sold within last 6 months (3 months ideal)<\/li>\n<li>Similar size (\u00b120% sqft)<\/li>\n<li>Same property type (SFR to SFR, not SFR to condo)<\/li>\n<li>Similar bed\/bath configuration (\u00b11 bed, \u00b11 bath)<\/li>\n<li>Renovated condition (matching your post-rehab quality)<\/li>\n<\/ul>\n<p>Source comps from MLS, Zillow, Redfin, or county records. Use at least 3 \u2014 never base ARV on a single sale. Per <a href=\"https:\/\/www.nar.realtor\/research-and-statistics\" target=\"_blank\" rel=\"noopener noreferrer\">NAR<\/a>, investors who use 3+ comps have 15% more accurate valuations than those using 1\u20132.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Step_3_%E2%80%94_Adjust_Each_Comp\"><\/span><span class=\"ez-toc-section\" id=\"Step_3_%E2%80%94_Adjust_Each_Comp\"><\/span>Step 3 \u2014 Adjust Each Comp<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>No two properties are identical. Adjust each comp for differences vs your subject property <strong>after rehab<\/strong>:<\/p>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Feature Difference<\/th>\n<th>Typical Adjustment<\/th>\n<th>Direction<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Smaller sqft (comp smaller)<\/td>\n<td>+$30\u2013$80 per sqft<\/td>\n<td>Add to comp<\/td>\n<\/tr>\n<tr>\n<td>Larger sqft (comp larger)<\/td>\n<td>\u2212$30\u2013$80 per sqft<\/td>\n<td>Subtract from comp<\/td>\n<\/tr>\n<tr>\n<td>Extra bedroom (comp has more)<\/td>\n<td>\u2212$5,000 to \u2212$15,000<\/td>\n<td>Subtract from comp<\/td>\n<\/tr>\n<tr>\n<td>Extra bathroom (comp has more)<\/td>\n<td>\u2212$3,000 to \u2212$10,000<\/td>\n<td>Subtract from comp<\/td>\n<\/tr>\n<tr>\n<td>Better condition (comp nicer)<\/td>\n<td>\u2212$5,000 to \u2212$20,000<\/td>\n<td>Subtract from comp<\/td>\n<\/tr>\n<tr>\n<td>Garage (comp has, yours doesn&#8217;t)<\/td>\n<td>\u2212$10,000 to \u2212$25,000<\/td>\n<td>Subtract from comp<\/td>\n<\/tr>\n<tr>\n<td>Pool (comp has, yours doesn&#8217;t)<\/td>\n<td>\u2212$5,000 to \u2212$15,000<\/td>\n<td>Subtract from comp<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>Rule: adjust the <strong>comp<\/strong> to match the <strong>subject<\/strong> \u2014 if the comp is better, subtract. If the comp is worse, add. The <a href=\"\/arv-calculator\">ARV calculator<\/a> walks you through each adjustment.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Step_4_%E2%80%94_Calculate_ARV\"><\/span><span class=\"ez-toc-section\" id=\"Step_4_%E2%80%94_Calculate_ARV\"><\/span>Step 4 \u2014 Calculate ARV<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>The calculator averages the adjusted comp values. If your 3 adjusted comps are $267K, $264K, and $270K, your ARV is $267,000. Some investors weight the most similar comp higher \u2014 the calculator supports weighting.<\/p>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"900\" height=\"250\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-steps.jpg\" alt=\"ARV calculator 4 steps: property \u2192 comps \u2192 adjust \u2192 ARV\" class=\"wp-image-969\" srcset=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-steps.jpg 900w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-steps-300x83.jpg 300w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-steps-768x213.jpg 768w\" sizes=\"auto, (max-width: 900px) 100vw, 900px\" \/><figcaption>4 steps: property \u2192 comps \u2192 adjust \u2192 ARV<\/figcaption><\/figure>\n<h2><span class=\"ez-toc-section\" id=\"Worked_Example_Memphis_SFR_Flip\"><\/span><span class=\"ez-toc-section\" id=\"Worked_Example_Memphis_SFR_Flip\"><\/span>Worked Example: Memphis SFR Flip<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p><strong>Subject:<\/strong> 3-bed\/2-bath, 1,400 sqft, built 1985, needs full kitchen\/bath rehab<br \/>\n<strong>Purchase:<\/strong> $180,000 \u00b7 <strong>Rehab:<\/strong> $45,000<br \/>\n<strong>Post-rehab condition:<\/strong> Updated kitchen, new baths, LVP flooring, fresh paint, new HVAC<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Comparable_Sales_last_4_months_within_04_miles\"><\/span><span class=\"ez-toc-section\" id=\"Comparable_Sales_last_4_months_within_04_miles\"><\/span>Comparable Sales (last 4 months, within 0.4 miles)<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Comp<\/th>\n<th>Sale Price<\/th>\n<th>Sqft<\/th>\n<th>Bed\/Bath<\/th>\n<th>Condition<\/th>\n<th>Adjustment<\/th>\n<th>Adjusted<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Comp 1<\/td>\n<td>$265,000<\/td>\n<td>1,350<\/td>\n<td>3\/2<\/td>\n<td>Updated<\/td>\n<td>+$5,000 (50sqft smaller) \u2212$3,000 (newer build)<\/td>\n<td>$267,000<\/td>\n<\/tr>\n<tr>\n<td>Comp 2<\/td>\n<td>$272,000<\/td>\n<td>1,450<\/td>\n<td>3\/2<\/td>\n<td>Premium<\/td>\n<td>\u2212$8,000 (better finishes)<\/td>\n<td>$264,000<\/td>\n<\/tr>\n<tr>\n<td>Comp 3<\/td>\n<td>$258,000<\/td>\n<td>1,380<\/td>\n<td>2\/2<\/td>\n<td>Updated<\/td>\n<td>+$12,000 (missing bedroom)<\/td>\n<td>$270,000<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<pre><code>Adjusted comp average: ($267,000 + $264,000 + $270,000) \u00f7 3 = $267,000\n\nARV = $267,000<\/code><\/pre>\n<h3><span class=\"ez-toc-section\" id=\"Using_ARV_for_Decisions\"><\/span><span class=\"ez-toc-section\" id=\"Using_ARV_for_Decisions\"><\/span>Using ARV for Decisions<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<pre><code>70% Rule Max Offer: $267,000 \u00d7 0.70 \u2212 $45,000 = $141,900\nActual purchase price: $180,000 (above 70% rule \u2014 tighter margins)\n\nFlip Profit: $267,000 \u2212 $180,000 \u2212 $45,000 \u2212 $16,020 (6% sell) \u2212 $5,000 (hold) = $20,980\nBRRRR Refi: 75% of $267,000 = $200,250 cash-out<\/code><\/pre>\n<p><strong>At $180K purchase, the flip produces $20,980 profit.<\/strong> Above the 70% rule ($141,900), so margins are tighter than ideal \u2014 but still profitable. If one comp came in $20K lower and ARV dropped to $247K, profit would be only $8,700. This is why accurate ARV matters. Run your comps in the <a href=\"\/arv-calculator\">ARV calculator<\/a>.<\/p>\n<p>For the full flip analysis, use the <a href=\"\/fix-and-flip-calculator\">fix and flip calculator<\/a>. For max offer, use the <a href=\"\/70-percent-rule-calculator\">70% rule calculator<\/a>. For rehab budget, see the <a href=\"\/rehab-cost-estimator\">rehab cost estimator<\/a>.<\/p>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"900\" height=\"220\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-memphis.jpg\" alt=\"ARV calculator 3 comps \u2192 ARV $267K, max offer $141,900\" class=\"wp-image-970\" srcset=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-memphis.jpg 900w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-memphis-300x73.jpg 300w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-memphis-768x188.jpg 768w\" sizes=\"auto, (max-width: 900px) 100vw, 900px\" \/><figcaption>3 comps \u2192 ARV $267K, max offer $141,900<\/figcaption><\/figure>\n<h2><span class=\"ez-toc-section\" id=\"ARV_for_BRRRR_Strategy\"><\/span><span class=\"ez-toc-section\" id=\"ARV_for_BRRRR_Strategy\"><\/span>ARV for BRRRR Strategy<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>In BRRRR, ARV determines your refinance proceeds \u2014 and therefore how much capital you recover.<\/p>\n<pre><code>Purchase: $110,000\nRehab: $30,000\nTotal invested: $147,000 (with closing + holding)\n\nARV: $190,000 \u2192 75% LTV refi = $142,500 cash back (97% recovery)\nARV: $170,000 \u2192 75% LTV refi = $127,500 cash back (87% recovery)\nARV: $150,000 \u2192 75% LTV refi = $112,500 cash back (77% recovery)<\/code><\/pre>\n<p><strong>$20K ARV difference = $15K less cash back.<\/strong> Underestimating ARV by 10% means leaving $15K more in the deal \u2014 money that could fund the next purchase. Always verify ARV with a BPO (broker price opinion) before committing to rehab scope. Model the full BRRRR cycle in the <a href=\"\/brrrr-calculator\">BRRRR calculator<\/a>. For state-specific BRRRR, see <a href=\"\/blog\/brrrr-strategy-north-carolina\/\">NC BRRRR<\/a>, <a href=\"\/blog\/brrrr-strategy-georgia\/\">GA BRRRR<\/a>, or <a href=\"\/blog\/ohio-brrrr-strategy\/\">OH BRRRR<\/a>.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Where_to_Find_Comps\"><\/span><span class=\"ez-toc-section\" id=\"Where_to_Find_Comps\"><\/span>Where to Find Comps<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Source<\/th>\n<th>Cost<\/th>\n<th>Best For<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><strong>MLS (via agent)<\/strong><\/td>\n<td>Free (with agent)<\/td>\n<td>Most accurate \u2014 includes days on market, price changes<\/td>\n<\/tr>\n<tr>\n<td><strong>Zillow\/Redfin<\/strong><\/td>\n<td>Free<\/td>\n<td>Quick screening \u2014 may miss off-market sales<\/td>\n<\/tr>\n<tr>\n<td><strong>County Assessor<\/strong><\/td>\n<td>Free<\/td>\n<td>Official sale price \u2014 no listing details<\/td>\n<\/tr>\n<tr>\n<td><strong>PropStream\/BatchLeads<\/strong><\/td>\n<td>$99\u2013$199\/mo<\/td>\n<td>Investor-grade comps with filters<\/td>\n<\/tr>\n<tr>\n<td><strong>BPO (Broker Price Opinion)<\/strong><\/td>\n<td>$50\u2013$150<\/td>\n<td>Professional opinion \u2014 good for BRRRR pre-refi<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>Use free sources (Zillow, Redfin) for initial screening, MLS for serious analysis, and BPO before committing to a BRRRR rehab. For more on comp analysis, read the <a href=\"\/blog\/after-repair-value-guide\/\">complete ARV guide<\/a>. Per <a href=\"https:\/\/www.census.gov\/construction\/nrs\/\" target=\"_blank\" rel=\"noopener noreferrer\">Census Bureau new construction data<\/a>, new builds in your comp area affect ARV \u2014 new supply can compress resale values.<\/p>\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"900\" height=\"180\" src=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-brrrr.jpg\" alt=\"ARV calculator $20K ARV difference = $15K less cash back\" class=\"wp-image-971\" srcset=\"https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-brrrr.jpg 900w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-brrrr-300x60.jpg 300w, https:\/\/arvcalc.com\/blog\/wp-content\/uploads\/2026\/08\/arv-brrrr-768x154.jpg 768w\" sizes=\"auto, (max-width: 900px) 100vw, 900px\" \/><figcaption>$20K ARV difference = $15K less cash back<\/figcaption><\/figure>\n<h2><span class=\"ez-toc-section\" id=\"5_ARV_Mistakes\"><\/span><span class=\"ez-toc-section\" id=\"5_ARV_Mistakes\"><\/span>5 ARV Mistakes<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<h3><span class=\"ez-toc-section\" id=\"1_Using_Pre-Rehab_Comps\"><\/span><span class=\"ez-toc-section\" id=\"1_Using_Pre-Rehab_Comps\"><\/span>1. Using Pre-Rehab Comps<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Why:<\/strong> ARV estimates the post-rehab value. If your comps are distressed\/unrenovated properties, your ARV will be 20\u201330% too low. Use renovated comps only.<\/p>\n<p><strong>Fix:<\/strong> Filter comps for &#8220;updated,&#8221; &#8220;renovated,&#8221; or &#8220;move-in ready&#8221; condition. Photos confirm condition better than listing descriptions.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"2_Going_Beyond_05_Miles\"><\/span><span class=\"ez-toc-section\" id=\"2_Going_Beyond_05_Miles\"><\/span>2. Going Beyond 0.5 Miles<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Why:<\/strong> Real estate is hyper-local. A comp 1 mile away in a different school district or across a major road can be $30K\u2013$50K different.<\/p>\n<p><strong>Fix:<\/strong> Stay within 0.5 miles. If you can&#8217;t find 3 comps, expand to 0.75 miles but adjust for neighborhood quality.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"3_Using_Sales_Older_Than_6_Months\"><\/span><span class=\"ez-toc-section\" id=\"3_Using_Sales_Older_Than_6_Months\"><\/span>3. Using Sales Older Than 6 Months<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Why:<\/strong> Markets change. A comp from 12 months ago in a market that appreciated 5% understates current value. A comp from a declining market overstates it.<\/p>\n<p><strong>Fix:<\/strong> 3 months is ideal. 6 months maximum. Apply time adjustments for older comps using <a href=\"https:\/\/fred.stlouisfed.org\/series\/MSPUS\" target=\"_blank\" rel=\"noopener noreferrer\">FRED home price trends<\/a>.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"4_Not_Adjusting_for_Differences\"><\/span><span class=\"ez-toc-section\" id=\"4_Not_Adjusting_for_Differences\"><\/span>4. Not Adjusting for Differences<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Why:<\/strong> Raw comp average ignores that Comp 2 has a premium kitchen (+$8K) or Comp 3 is missing a bedroom (\u2212$12K). Unadjusted ARV can be off by $15K\u2013$25K.<\/p>\n<p><strong>Fix:<\/strong> Always adjust. The <a href=\"\/arv-calculator\">ARV calculator<\/a> has fields for each adjustment category.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"5_Relying_on_Zillow_Zestimate_as_ARV\"><\/span><span class=\"ez-toc-section\" id=\"5_Relying_on_Zillow_Zestimate_as_ARV\"><\/span>5. Relying on Zillow Zestimate as ARV<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p><strong>Why:<\/strong> Zestimate reflects current condition \u2014 not post-rehab condition. On a property needing $45K rehab, Zestimate might be $200K (current) while true ARV is $267K (post-rehab). Using Zestimate = undervaluing by $67K.<\/p>\n<p><strong>Fix:<\/strong> Use Zestimate for the current &#8220;as-is&#8221; value only. For ARV, use renovated comp sales. Read the <a href=\"\/blog\/arv-calculator-by-address\/\">ARV by address guide<\/a> for more detail.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Frequently_Asked_Questions\"><\/span><span class=\"ez-toc-section\" id=\"Frequently_Asked_Questions\"><\/span>Frequently Asked Questions<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<div itemscope itemtype=\"https:\/\/schema.org\/FAQPage\">\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"What_is_ARV_in_real_estate\"><\/span><span class=\"ez-toc-section\" id=\"What_is_ARV_in_real_estate\"><\/span>What is ARV in real estate?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:block\">\n<p itemprop=\"text\">ARV (After Repair Value) is the estimated market value of a property after all renovations are completed. It is calculated by analyzing comparable sales of recently renovated properties in the same area and adjusting for differences in size, condition, and features. ARV drives flip profit calculations, BRRRR refinance amounts, and maximum offer prices.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"How_do_I_calculate_ARV_for_a_flip\"><\/span><span class=\"ez-toc-section\" id=\"How_do_I_calculate_ARV_for_a_flip\"><\/span>How do I calculate ARV for a flip?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">Find 3\u20135 comparable sales of renovated properties within 0.5 miles, sold in the last 6 months. Adjust each comp for differences in size, bedrooms, bathrooms, and condition. Average the adjusted values. That is your ARV. Use the <a href=\"\/arv-calculator\">ARV calculator<\/a> to systematize this process.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"How_many_comps_do_I_need_for_an_accurate_ARV\"><\/span><span class=\"ez-toc-section\" id=\"How_many_comps_do_I_need_for_an_accurate_ARV\"><\/span>How many comps do I need for an accurate ARV?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">Minimum 3, ideally 5. One comp is never enough \u2014 a single outlier sale can skew your estimate by $20K\u2013$50K. Three comps allow you to identify the outlier and average the reliable ones. More comps = more confidence in the estimate.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"What_is_the_70_rule_and_how_does_it_use_ARV\"><\/span><span class=\"ez-toc-section\" id=\"What_is_the_70_rule_and_how_does_it_use_ARV\"><\/span>What is the 70% rule and how does it use ARV?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">The 70% rule says: Maximum Offer = ARV \u00d7 70% \u2212 Estimated Rehab Cost. If ARV is $267K and rehab is $45K: $267K \u00d7 0.70 \u2212 $45K = $141,900 max offer. This builds in a ~30% margin for profit, selling costs, and error. Use the <a href=\"\/70-percent-rule-calculator\">70% rule calculator<\/a> to run the math.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"How_does_ARV_affect_BRRRR_refinance\"><\/span><span class=\"ez-toc-section\" id=\"How_does_ARV_affect_BRRRR_refinance\"><\/span>How does ARV affect BRRRR refinance?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">In BRRRR, your cash-out refinance is typically 75% of ARV. Higher ARV = more cash back = more capital recovered for the next deal. $20K ARV difference = $15K more or less cash back. Underestimating ARV by 10% means leaving significant capital in the deal. Model it in the <a href=\"\/brrrr-calculator\">BRRRR calculator<\/a>.<\/p>\n<\/div>\n<\/div>\n<div class=\"schema-faq-section\" itemscope itemtype=\"https:\/\/schema.org\/Question\">\n<h3 class=\"schema-faq-question font-bold text-lg cursor-pointer\" itemprop=\"name\" onclick=\"const a=this.nextElementSibling;a.style.display=a.style.display==='none'?'block':'none'\"><span class=\"ez-toc-section\" id=\"Is_Zillow_Zestimate_the_same_as_ARV\"><\/span><span class=\"ez-toc-section\" id=\"Is_Zillow_Zestimate_the_same_as_ARV\"><\/span>Is Zillow Zestimate the same as ARV?<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h3>\n<div class=\"schema-faq-answer py-2\" itemprop=\"acceptedAnswer\" itemscope itemtype=\"https:\/\/schema.org\/Answer\" style=\"display:none\">\n<p itemprop=\"text\">No. Zestimate reflects current condition \u2014 not post-rehab condition. A property needing $45K in rehab might have a Zestimate of $200K (as-is value) while the true ARV is $267K (after renovation). Never use Zestimate as ARV for flip or BRRRR analysis. Use renovated comp sales instead.<\/p>\n<\/div>\n<\/div>\n<\/div>\n<h2><span class=\"ez-toc-section\" id=\"Related_Calculators_and_Guides\"><\/span><span class=\"ez-toc-section\" id=\"Related_Calculators_and_Guides\"><\/span>Related Calculators and Guides<span class=\"ez-toc-section-end\"><\/span><span class=\"ez-toc-section-end\"><\/span><\/h2>\n<ul>\n<li><a href=\"\/arv-calculator\"><strong>ARV Calculator<\/strong><\/a> \u2014 Estimate after-repair value<\/li>\n<li><a href=\"\/70-percent-rule-calculator\"><strong>70% Rule Calculator<\/strong><\/a> \u2014 Maximum offer based on ARV<\/li>\n<li><a href=\"\/fix-and-flip-calculator\"><strong>Fix and Flip Calculator<\/strong><\/a> \u2014 Full flip profit analysis<\/li>\n<li><a href=\"\/brrrr-calculator\"><strong>BRRRR Calculator<\/strong><\/a> \u2014 Buy, rehab, rent, refinance, repeat<\/li>\n<li><a href=\"\/rehab-cost-estimator\"><strong>Rehab Cost Estimator<\/strong><\/a> \u2014 Room-by-room budget<\/li>\n<li><a href=\"\/hard-money-loan-calculator\"><strong>Hard Money Calculator<\/strong><\/a> \u2014 Bridge financing costs<\/li>\n<li><a href=\"\/house-flipping-profit-calculator\"><strong>House Flipping Profit Calculator<\/strong><\/a><\/li>\n<li><a href=\"\/calculators\"><strong>All 30+ Calculators<\/strong><\/a><\/li>\n<\/ul>\n<p>Blog guides:<\/p>\n<ul>\n<li><a href=\"\/blog\/after-repair-value-guide\/\">After Repair Value (ARV): Complete Guide<\/a><\/li>\n<li><a href=\"\/blog\/arv-calculator-by-address\/\">ARV Calculator by Address<\/a><\/li>\n<li><a href=\"\/blog\/free-arv-calculator\/\">Free ARV Calculator<\/a><\/li>\n<li><a href=\"\/blog\/cost-to-rehab-a-house\/\">Cost to Rehab a House<\/a><\/li>\n<li><a href=\"\/blog\/70-percent-rule-real-estate-flipping-guide\/\">70% Rule Guide<\/a><\/li>\n<li><a href=\"\/blog\/how-to-flip-a-house-beginner-guide\/\">How to Flip a House<\/a><\/li>\n<li><a href=\"\/blog\/fix-and-flip-calculator-how-to-use\/\">Fix and Flip Calculator Guide<\/a><\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>The ARV calculator estimates what a property will be worth after renovation \u2014 the single most important number for any flip or BRRRR deal. Get the ARV wrong by 10%&#8230;<\/p>\n","protected":false},"author":1,"featured_media":974,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[18],"tags":[],"class_list":["post-965","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\/965","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"}],"author":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/comments?post=965"}],"version-history":[{"count":2,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/965\/revisions"}],"predecessor-version":[{"id":973,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/posts\/965\/revisions\/973"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media\/974"}],"wp:attachment":[{"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/media?parent=965"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/categories?post=965"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/arvcalc.com\/blog\/wp-json\/wp\/v2\/tags?post=965"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}