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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.
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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