ARV Calculator

How this ARV 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, not an appraisal.

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.

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 flip profit 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