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ARV Calculator
Estimate after-repair value (ARV) by blending recent comparable sales and translate that value into a max allowable offer using the 70% rule or your own custom ratio.
Subject property
Comparable sales
Use up to four recent comps with similar size, age, and condition. Adjustments can be positive (comp is worse than subject) or negative (comp is better).
Comp 1
Comp 2
Comp 3
Comp 4
After-repair value (ARV)
$336,329
$210 × 1,600 sq ft
Median-based ARV
$334,177
Less sensitive to a single outlier comp
70% rule max offer
$193,430
ARV × 70% − rehab
Custom offer at 70%
$193,430
ARV and offer ladder
ARV is the blended adjusted price per square foot applied to the subject's square footage. Treat it as a range, not a precise number.
Comps used
3
Avg adjusted $/sq ft
$210
Median adjusted $/sq ft
$209
Avg adjusted comp price
$328,500
Max offer at 70%
$193,430
Max offer at 75%
$210,247
Max offer at 80%
$227,063
The 70% rule is a classic flipper heuristic: buy for no more than 70% of ARV minus rehab so the project can absorb closing costs, holding, realtor fees at resale, and a margin for the investor. BRRRR investors often use 75–80% because cash flow covers holding costs once stabilized.
EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.
Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.
Learn more about our review process on the EveryCalc methodology page.
How this calculator works
What this page estimates
This ARV Calculator is built to give a quick, browser-based estimate for arv. Estimate after-repair value (ARV) by blending recent comparable sales and translate that value into a max allowable offer using the 70% rule or your own custom ratio. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.
Calculation approach
The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.
Example workflow
For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.
Practical checks
- Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
- Run a low, base, and high case when the inputs are estimates.
- Check the related calculators below when the next decision depends on a different assumption.
How to interpret the arv result
Best use
Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.
Cross-check
Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.
Watch for
Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.
This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.
Before relying on this arv estimate
Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.
Confirm source numbers
Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.
Separate cash flow from total cost
A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.
Run conservative cases
Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.
Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.
How to Use
- Enter the subject property's square footage and your planned rehab budget — ARV and max offer both depend on both.
- Add up to four recent comparable sales with sale price and square footage. Use comps of similar age, size, and condition.
- Apply a positive adjustment when the comp is worse than the subject or a negative adjustment when the comp is better.
- Review the blended average and median ARV — use the median when one comp looks like an outlier.
- Compare the 70% rule max offer with the custom offer ratio you run before sending an offer letter.
Frequently Asked Questions
What is ARV?
ARV stands for after-repair value. It is an estimate of what the property will sell or appraise for after your planned rehab, based on recent comparable sales of similar properties in similar condition.
How is ARV calculated?
This calculator averages the adjusted price per square foot across your comps, then multiplies that blended value by the subject property's square footage. It also shows a median-based ARV to reduce the effect of outliers.
What is the 70% rule?
The 70% rule is a common flipper heuristic: pay no more than 70% of ARV minus rehab. The buffer covers closing costs on both sides, holding costs during the project, realtor fees at resale, and a profit margin for the investor.
Should BRRRR investors use 70%?
BRRRR investors often use 75–80% of ARV because they hold instead of flip, which means cash flow covers holding costs and rehab risk is spread over a longer period. The right ratio depends on rehab complexity, refinance appraisal risk, and the investor's cash flow target.
How do I pick comps?
Use recent sales — ideally within 3–6 months — of homes with similar size, bedrooms, bathrooms, age, lot, and condition within the same neighborhood. The closer the match, the less you have to adjust and the tighter the ARV estimate.
Related Calculators
House Flipping Profit Calculator
Feed this ARV into a full flip model with financing, holding costs, and projected profit.
Rehab Budget Calculator
Size a defensible rehab budget by trade so the max allowable offer reflects real project cost.
Cash-on-Cash Return Calculator
If the project becomes a BRRRR rental, see the cash-on-cash return after refinance.
Rental Cash Flow Calculator
Model post-rehab monthly rental cash flow and confirm the BRRRR exit still cash flows.
Cap Rate Calculator
Check whether post-rehab NOI supports the ARV you are underwriting for refinance.
DSCR Calculator
Pressure-test whether post-rehab NOI clears the DSCR minimum for a refinance out of the project.
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