ARV (After-Repair Value) Calculator

ARV stands for after-repair value, the price a property should sell for once renovations are done. The standard method is the sales comparison approach: take recently sold comparable homes, divide each sale price by its square footage to get a price per square foot, average those figures, and multiply by your subject property's square footage. This calculator does that for you, or lets you enter a price per square foot directly if you already have one.

Each comp's price per square foot is computed on its own (sale price divided by its size), and the calculator takes a simple unweighted average of those values. That is the appraisal convention: every comparable sale counts as one market observation, so a large 4,000 square foot comp does not dominate the average just because of its size. The average is then applied to your subject property's square footage to project the ARV.

The 70% rule is a house-flipper rule of thumb that caps your purchase price at 70% of the ARV minus repair costs. The formula is maximum allowable offer = ARV times 0.70 minus repair budget. The 70% factor leaves room for holding costs, closing costs, financing, and target profit. You can lower the factor in pricier markets where margins are thinner, or raise it for a more aggressive offer.

Three to six recent, nearby comps usually give a reliable estimate. Pick homes that sold in the last three to six months, are similar in size, age, condition, and style, and sit in the same neighborhood or school zone. The closer the matches, the tighter the price per square foot range and the more trustworthy the ARV. The calculator accepts up to 20 comps so you can include a broader set.

A wide range usually means the comps are not truly comparable. Differences in lot size, finishes, condition, recent updates, or micro-location can move price per square foot a lot. When the low and high figures are far apart, drop the outliers and keep the comps that most closely match the renovated condition you are targeting, so the average reflects the post-rehab market.

No. This calculator gives an estimate for analysis and education only and is not an appraisal or financial advice. ARV depends on accurate, recent comparable sales and local market conditions, so confirm any number with a licensed appraiser, a real estate agent's comparative market analysis, or your lender before making an offer.