What's the after-repair value of this property?

How appraisers actually estimate ARV.

The standard approach is the sales comparison method — identifying recently-sold comparable properties (comps) and adjusting their sale prices to derive what the subject property should be worth in similar condition. Appraisers do this with formal adjustments; this tool uses the simplified $/sqft method, which works well for similar-style properties in a tight geographic area.

The math: sum up each comp's price per square foot, take the median (more robust than the mean to outliers), then multiply by your subject's square footage. Apply a condition adjustment if your post-rehab finish quality differs meaningfully from the typical comp.

What makes a good comp

• Recent — sold within the last 6 months. Older sales don't reflect current market conditions. The closer to the present, the better.
• Geographically close. Same neighborhood, ideally within 0.5 miles. Same zip code minimum. Don't pull comps from across town.
• Similar style and size. Same property type (single-family, townhome), similar bedroom/bathroom count, sqft within 20% of subject.
• Renovated to a similar standard. The whole point of "ARV" is post-renovation value — so use comps that reflect a similar finish quality. A flipped comp with marble countertops isn't a good comp for a builder-grade rehab.
• Arms-length sales only. Skip foreclosure auctions, family transfers, and off-market deals. Use MLS sales with normal market exposure.

Where this tool falls short

Real appraisers make line-item adjustments for differences in lot size, garage spaces, finished basement square footage, view, and a dozen other features. They also weight the comps based on similarity. This tool's $/sqft median approach is a rough first-pass estimate — useful for shaping offers, not for replacing an appraisal.

Your lender will order their own appraisal. If our estimate is meaningfully different from the bank's appraisal at underwriting, the deal probably has issues you should know about before you commit. Use this tool to sanity-check; trust the appraiser for the contract decision.

For the full F&F playbook — how lenders cap loans at 75% of ARV, what makes an appraiser comfortable with your number — see our complete fix and flip loans guide.