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ARV Calculator — After Repair Value

Enter your property details and 3–5 comparable sales to calculate After Repair Value. Use Basic for a quick estimate or Advanced for state-adjusted repair costs and full comp adjustments.

Free — no account required State-adjusted repair estimates BLS inflation-adjusted
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Subject Property
Repair Cost
Enter your own number. Use the Advanced tab for a state-based estimate.
Comparable Sales 3–5 recent sales within 0.5 mi, similar sqft
Sale Price
Sqft
$/sqft
Comp 1
—
Comp 2
—
Comp 3
—
Repair Estimate Auto-filled by state + finish level
ARV premium applied when reno level exceeds comps
Comparable Sales — Adjusted Normalized to match your subject
Enter your subject property details in the first row, then fill in comps below. Each comp is adjusted for size, beds, baths, garage, pool, condition, and staleness.
Comp 1Adj. Value—
Sale Price
Sqft
Beds
Baths
Garage
Pool
Condition
Days ago
Comp 2Adj. Value—
Sale Price
Sqft
Beds
Baths
Garage
Pool
Condition
Days ago
Comp 3Adj. Value—
Sale Price
Sqft
Beds
Baths
Garage
Pool
Condition
Days ago
Adjustments per comp: Size ±$45/sqft · Beds +$5,000 · Baths +$8,000 · Garage +$9,000/car · Pool +$18,000 · Comp better than subject −4% · Staleness −0.4%/month after 30 days · Finish level premium on final average.
After Repair Value (ARV)
—
Maximum Allowable Offer
65% rule
—
Conservative
70% rule
—
Standard
75% rule
—
Hot market
80% rule
—
Near retail
MAO = (ARV × rule%) − repair cost

Frequently Asked Questions

ARV (After Repair Value) is the estimated market value of a property once all planned renovations are complete. It is the most critical number in any flip or wholesale deal because every other number flows from it. Get ARV wrong by 10% and you can lose your entire profit margin.
MAO = (ARV × 70%) − Repairs. The 30% buffer covers a cash buyer's profit (15–20%), your assignment fee (5–10%), and a cushion for cost overruns and carrying costs. In hot markets deals close at 75–80%. In slower markets 65% is safer.
Basic averages the price-per-sqft across your comps and applies it to your subject property. You enter your own repair cost. Advanced adjusts each comp for size, beds, baths, garage, pool, condition, and sale date — and auto-fills a state-adjusted repair estimate based on your finish level and current BLS construction cost data.
Estimates are derived from industry repair cost data covering 120 US markets in 2025, adjusted for state-level differences and current inflation using the BLS Producer Price Index for residential construction (series WPUSI012011). The current multiplier is 1.1274 — construction costs are approximately 12.7% above the 2025 baseline. All estimates are starting points you can override.
A strong comp: sold within 90 days, within 0.5 miles, similar square footage (±20%), same property type. When perfect comps don't exist, use the Advanced tab to adjust for differences in beds, baths, garage, pool, condition, and sale date staleness.
Three is the floor, five is better. One good comp can mislead you — a neighbor who sold in a divorce, an estate sale, someone who just needed to move fast. Three independent data points start filtering out the noise. Five lets you drop the outlier on each end and average the middle three, which is what most experienced wholesalers actually do. If you can only find two true comps in a reasonable radius and timeframe, that's a signal the market is illiquid and your ARV carries real uncertainty. Price accordingly.
No. The Zestimate and Redfin Estimate are automated valuation models, not comparable sales. They lag the market by months, they don't adjust for condition, and they have no idea your subject property has been vacant for two years. Your ARV needs to be built from actual closed sales — properties that went under contract with a real buyer and funded at a real price. The best sources are your local MLS through an agent, PropStream, or DealMachine. If the number you're looking at doesn't show a closed sale date, it's not a comp.
Your buyer loses money, and you lose your reputation. If you tell a cash buyer the ARV is $300K but it's actually $265K, and they offered $175K based on your number, they're now sitting at $175K purchase plus $75K in repairs plus $25K in holding costs — $275K all-in on a $265K asset. Experienced buyers track bad ARVs. They stop returning calls. Getting this number right is not optional.
The percentage shifts, but the logic doesn't. In competitive seller's markets, buyers routinely close at 75-80% of ARV because inventory is too tight to be picky. In slower Midwestern markets, 65% or even 60% makes more sense because days on market stretch out and carrying costs eat your margin. The 70% rule is a useful starting point, not a hard ceiling. The calculator shows MAO at all four thresholds so you can apply the right one for your market rather than forcing every deal through the same number.
The Advanced tab handles this automatically. Enter your subject property details including whether it has a pool, then enter each comp's details. The calculator adds $18,000 for the difference. That adjustment is conservative — in desert markets like Phoenix or Las Vegas, a pool can add $25-35K to value. In the Midwest, it may add less. Use the calculator's figure as a baseline and override if you know your local market commands more.
Current market value is what the property would sell for today, in its current condition. ARV is what it would sell for after the renovation you're planning. A house with dated finishes and deferred maintenance might sit at $180K today. After a midrange kitchen and bath renovation, that same house might sell for $265K. That $85K spread is the opportunity. The calculator focuses on ARV because that's the number that drives your offer — you're buying today based on what the property will be worth after the work is done.
Start by widening your radius incrementally — from half a mile to one mile, then 1.5 miles — and note whether values shift meaningfully as you move outward. If the neighborhood genuinely has no sales in the past six months, look at 12-month sales and apply a price trend adjustment based on median price movement in your broader market area. When comps are thin, widen your MAO buffer. A deal with uncertain ARV deserves a more conservative offer, not the same offer with extra optimism baked in.
Not directly, but it affects your MAO significantly. The ARV is what buyers in that market will pay for a finished property in good condition — that number doesn't change based on what you spend to get there. What changes is how much you can offer for the property before repairs. That's why MAO = (ARV x 70%) minus repair cost. A $50K renovation versus a $100K renovation on the same property changes your MAO by $50K. Underestimating repairs is one of the most common ways wholesalers overprice deals and damage buyer relationships.
How Repair Estimates Are Calculated

The Advanced tab repair cost estimates are generated using a three-factor formula: Base $/sqft × State Cost Multiplier × BLS Inflation Multiplier.

Base rates are derived from publicly available contractor pricing surveys, regional construction cost benchmarks, and aggregated data across US housing markets. Four finish levels are used: Cosmetic (paint, floors, fixtures), Light (kitchen refresh + baths), Midrange (full kitchen + baths), and Extensive (structural + full renovation). Each level shows a Low, Mid, and High estimate representing the typical range of contractor pricing within that tier — from budget contractors and basic materials to premium contractors and higher-end finishes.

State multipliers adjust base rates for regional labor and material cost differences, ranging from 0.75× in lower-cost markets to 2.0× in Hawaii, based on BLS regional wage indices and publicly available regional construction cost data.

The inflation multiplier (currently 1.1274) is pulled monthly from the US Bureau of Labor Statistics Producer Price Index series WPUSI012011 — "Inputs to residential construction, goods" — reflecting real construction cost changes since the 2025 baseline.

Important Disclaimer

All calculations produced by this tool — including ARV estimates, Maximum Allowable Offer figures, and repair cost estimates — are for informational and educational purposes only. They do not constitute a professional appraisal, contractor estimate, or financial advice of any kind.

Repair cost estimates are statistical averages derived from third-party published data. Actual costs vary significantly based on property condition, local contractor pricing, material availability, permit requirements, and scope of work. Always obtain quotes from licensed contractors before committing to any offer or investment decision.

ClosingIQ Technologies Inc. makes no representations or warranties regarding the accuracy, completeness, or fitness for any particular purpose of the information provided. Use of this calculator is at your own risk. ClosingIQ Technologies Inc. shall not be liable for any losses, damages, or decisions made in reliance on these estimates.

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