Free ARV calculator, no signup required
Free ARV Calculator (After Repair Value)
Estimating after repair value comes down to one formula: ARV = average comp price per square foot × your property's square footage. Enter 3–5 recent comparable sales below to get an instant estimate with a low–high range.
Estimated after repair value
$388,716
$216/sqft average × 1,800 sqft
- Low estimate
- $385,000
- High estimate
- $392,727
- Comps used
- 3
Want the method behind the math? Read the full guide: how to calculate ARV.
How this after repair value calculator works
This calculator uses the sales-comparison approach behind an appraiser's after-repair opinion of value. For every comp you enter, it divides the sold price by the square footage to get a price per square foot, then averages that figure across every comp you've filled in completely. Multiply that average by your subject property's square footage and you get an estimated after repair value. A licensed appraisal goes further, adjusting each comp line by line for condition, size, and features. This calculator applies a straight price-per-square-foot average, so treat it as a screening estimate: a quick ARV estimator to run before you order the formal appraisal, not a replacement for one.
Any comp missing a sold price or square footage is skipped automatically instead of being treated as a zero, so one half-filled row won't quietly drag your average down. Alongside the headline ARV, you'll also see a low–high range built from your lowest and highest comp price per square foot, a fast way to gauge how tightly your comps agree before you trust the estimate.
Where to find comps for your ARV
The calculator is only as good as the sold data you put in it, and all of it is publicly available. On Zillow or Redfin, search your property's address, switch the listing filter from "For sale" to "Sold," and limit results to the last 3–6 months within about half a mile. Both sites show the sold price and square footage you need for each comp row. If you work with an investor-friendly agent, an MLS pull is even better: it includes sales that never hit the public portals and flags seller concessions that quietly inflate recorded prices. County assessor and recorder sites are a slower third option, useful for verifying a sale price when a portal shows an estimate instead of a recorded figure.
One filter matters more than any other: condition. Your ARV describes the house after renovation, so every comp needs to have sold in renovated condition too. Open each comp's listing photos before you use it. A dated sale drags your price per square foot down and understates ARV, which feels conservative but can make you walk away from deals that actually work. If a comp's photos show original kitchens and worn carpet, drop it and widen your search radius or date range slightly instead.
A worked example
Run the calculator's own defaults and you can watch the math work. Three comps: $360,000 at 1,650 sqft (about $218/sqft), $410,000 at 1,900 sqft (about $216/sqft), and $385,000 at 1,800 sqft (about $214/sqft). Average those three price-per-square-foot figures and you land around $216/sqft.
Multiply that $216/sqft average by the subject property's 1,800 sqft and you get an ARV of roughly $388,700. The calculator also reports a range built from your lowest and highest comp price per square foot: here, about $385,000 on the low end and $392,700 on the high end. A spread that tight, only about 2% of the estimate, tells you the comps agree with each other and the number is one you can rely on. If your own comps spread further apart than that, treat the low end as your conservative planning number until you can pull in a tighter comp set.
Why ARV drives everything else
ARV isn't just a nice-to-know number. It's the input everything else in a flip gets built on. Overestimate it by $10,000 and your maximum offer comes in $10,000 too high before repairs even enter the picture, since your offer ceiling is a direct function of ARV. That same $10,000 error carries straight through to your projected profit, because profit is just ARV minus everything you spent to buy, renovate, and sell the property.
Once you trust your ARV, run it through a 70% rule calculator to find your maximum allowable offer, then a house flipping calculator to see your full return after financing, holding, and selling costs. Pairing your ARV with a realistic number from the rehab cost estimator before making an offer keeps both of those downstream numbers honest. FlipperPro pulls live comparable sales and estimates ARV automatically on every lead, so you're never assembling comps by hand.
Frequently asked questions
How does this ARV calculator estimate after repair value?
Find 3–5 recently sold homes near your property with a similar size and condition after renovation. The calculator divides each sale price by its square footage, averages those price-per-square-foot numbers, and multiplies by your property's square footage. That product is your after repair value.
Can I calculate ARV by address?
Not from an address alone; an honest ARV needs real comparable sales behind it. This calculator does the math on the comps you find yourself. If you want ARV by address, FlipperPro's AI Deal Analyzer pulls live comparable sales for any address automatically and drafts the ARV for you, which you can then adjust comp by comp.
What does ARV mean in real estate?
ARV stands for after repair value, the price a property should sell for once the renovation is complete. Flippers use it to size their maximum offer, their loan, and their expected profit before they buy.
What makes a good comp for ARV?
A sale within the last 3–6 months, within about half a mile, with similar square footage, bed and bath count, and a renovated condition matching what yours will be after rehab. Unrenovated sales drag your average down and understate ARV.
How many comps do I need for a reliable ARV?
Three good comps is the practical minimum and five is better. If your low and high comps are far apart, your estimate carries real risk, so tighten the comp set before trusting the number.
Do lenders use the same ARV method?
Hard money lenders order an appraisal with an after-repair opinion of value built the same way, from comparable sales adjusted for condition. If your comps are honest, your ARV should land close to the appraiser's number.
How accurate is an ARV calculator?
As accurate as the comps you feed it. With 3–5 renovated sales that genuinely match your property's size, location, and finished condition, a price-per-square-foot ARV typically lands within a few percent of an appraiser's after-repair opinion. Watch the low–high range the calculator reports: a wide spread is your cue to re-screen the comps before you offer or borrow against the number.
What is a good ARV for a flip?
There is no magic ARV number; what matters is the gap between ARV and everything you'll spend. A common screen is the 70% rule: pay no more than 70% of ARV minus repair costs. If a house needs $40,000 of work and can be bought for $170,000, a $300,000 ARV clears that screen (70% × $300,000 − $40,000 = $170,000); at a $240,000 ARV the same house caps out at a $128,000 offer. Run your estimate through a 70% rule calculator to see what your ARV supports.
FlipperPro's house flipping software runs comps and ARV automatically on every lead, with no spreadsheets required. Comparing tools first? See our honest ranking of the best house flipping software for 2026.