ARV calculator (from comps)
Free ARV calculator: enter 3 to 5 recent sales of fixed-up houses nearby, get the average price per square foot, the ARV and a low-high range, with warnings for weak comps. Example: with typical numbers the estimated after-repair value comes to $259,097. Free, no sign-up, every step shown.
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Read the guide: Does the 70% rule still work in 2026? How pros calculate their offer →Use the low end ($256,452) when you offer: buyers and lenders check ARV against the weakest comp.
In LeadCounty every property file opens this calculator with the county's value, tax owed and sales already filled in.
Get the real numbers for every property, already filled in.
In LeadCounty every property page carries its county record: value, yearly tax and any amount owed, every sale with its price, building facts, the owner and mailing address, and nearby sales (as each county publishes them). The deal calculator on each property uses them. Find the sellers with 37 seller lists, then run the deal in one place. The same calculators also run inside the app.
- 7-day free trial (the Explore trial needs no card)
- Refreshed every week from official records
- No contract, cancel any time
How to use the ARV calculator (from comps)
- Pick 3–5 houses that sold in the last 3–6 months, within about half a mile (same subdivision if you can), already fixed up.
- Match size, beds, baths and age as closely as you can. Do not cross a big road or a school-zone line.
- The calculator averages the price per square foot and multiplies by your house size. Adjust a few percent for a garage, lot or worse location.
- Use the low end when you make an offer: that is what a cautious buyer or lender will use.
The formula
ARV = the average price per square foot of recent, similar fixed-up sales × the house's square feet, adjusted for differences.
Worked example
With your house size of 1,500 sq ft, adjustment of 0%, comp 1 sold price of $265,000, comp 1 size of 1,550 sq ft and comp 2 sold price of $249,000, the estimated after-repair value is $259,097. Use the low end ($256,452) when you offer: buyers and lenders check ARV against the weakest comp.
Common mistakes
- Using comps older than 6 months or more than a mile away in a city.
- Mixing houses of very different sizes or ages.
- Counting an unfinished or distressed sale as a comp.
Estimates for planning only, not financial advice.
Questions
What is ARV?
After-repair value: what the house will sell for once it is fixed up, judged from recent sales of similar fixed-up houses nearby.
Can I use Zillow's estimate?
Not for an offer. Automated estimates often use old, unrenovated or very different houses. Use real sold comps.
How far back can comps go?
Ideally 3–6 months. In a fast-moving market, older sales mislead.
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High-equity owners and 36 more seller lists from county records, refreshed weekly. Tested on real sales: see the proof (/proof).
- 7 days free
- Explore: no card
- Full access: cancel before day 7, pay nothing
- Max 10 investors per county
