After Repair Value (ARV) Calculator
Estimate the After Repair Value (ARV) of an investment property using comparable sales and condition adjustments.
How to use this tool
- Enter average comparable sale price, average comp square footage, subject property square footage and condition adjustment in the fields above.
- Results update instantly as you type — or click Calculate.
- Read your estimated arv and the full breakdown beneath it.
ARV is the cornerstone of fix-and-flip and BRRRR analysis. The 70% rule says: maximum offer = ARV × 70% − repair costs, to leave room for profit and risk.
Formula
Comp Price per sq ft = Avg Comparable Sale Price ÷ Avg Comp Square Footage
ARV = (Comp Price per sq ft × Subject Property sq ft) + Condition Adjustment
How it works
This calculator estimates After Repair Value (ARV) using a simplified sales comparison approach: it derives a price-per-square-foot rate from comparable sales, scales that rate to the subject property's size, and then adds a dollar adjustment for differences in condition between the comps and the fully renovated subject.
Accuracy depends on the quality and similarity of the comparables used. A positive condition adjustment reflects that the subject will be in better condition than the average comp; a negative adjustment reflects the opposite. For formal lending purposes, a licensed appraiser should always be engaged.
Worked example
Worked example
- Average comp sale price: $180,000 | Average comp sq ft: 1,400
- Comp price per sq ft = $180,000 ÷ 1,400 = $128.57 / sq ft
- Base value for subject = $128.57 × 1,500 sq ft = $192,857.14
- Add condition adjustment: $192,857.14 + $5,000 = $197,857.14
Comp price per sq ft: $128.57 | Estimated ARV: $197,857.14
Key terms
- After Repair Value (ARV)
- The projected market value of a property once all planned repairs and renovations have been completed.
- Comparable sale (comp)
- A recently sold property similar in size, location, and condition used as a benchmark for valuing the subject property.
- Condition adjustment
- A positive or negative dollar amount added to account for differences in quality or condition between comparables and the subject property.
- Price per square foot
- Sale price divided by gross square footage; used to normalize comparables so properties of different sizes can be compared.
- Sales comparison approach
- A valuation method that estimates a property's value based on the recent sale prices of similar nearby properties.
Frequently asked questions
- What is the 70% rule?
- The 70% rule states that an investor should pay no more than 70% of the ARV minus repair costs. For example: ARV $200,000 × 70% = $140,000 − $30,000 repairs = max offer $110,000.
- How do I find comps for ARV?
- Use sold listings (not active listings) within 0.5–1 mile, similar square footage (±20%), same bedroom/bathroom count, and sold within the last 3–6 months. A local realtor or licensed appraiser can provide the most reliable comps.