ARV Calculator.

After Repair Value (ARV) is the estimated market value of a property after all planned renovations and repairs have been completed. For fix-and-flip investors, ARV is arguably the single most important number in any deal analysis — it determines your potential sale price, your maximum purchase offer, and ultimately your profit margin.

Getting ARV wrong is one of the most common and costly mistakes new investors make. Overestimate it, and you'll overpay for properties and erode your margins. Underestimate it, and you might pass on deals that could have been profitable. Accurate ARV estimation is a skill that improves with practice, but having the right tools and methodology makes all the difference.

How to Calculate ARV

The most reliable method for calculating ARV is the comparable sales approach, also known as the "comp method." Here's how it works:

1. Identify comparable properties — Find 3-6 recently sold properties (within the last 6 months) that are similar to your subject property in terms of size, bedroom/bathroom count, location, and post-renovation condition.
2. Calculate price per square foot — For each comp, divide the sale price by the square footage to get the price per square foot.
3. Apply adjustments— Adjust each comp's price based on differences from your subject property. Add value for features the comp lacks that your property will have, subtract for features the comp has that yours won't.
4. Average the adjusted prices per square foot — This gives you a reliable per-sqft value for the neighborhood and property type.
5. Multiply by your subject property's square footage — The result is your estimated ARV.

The ARV Formula

For example, if your three comps have adjusted prices per square foot of $165, $172, and $168, the average is $168.33/sqft. If your subject property is 1,500 square feet, the ARV would be $168.33 × 1,500 = $252,500.

Tips for Accurate ARV Estimates

• Use recent sales — Comps older than 6 months may not reflect current market conditions. In fast-moving markets, stick to 3 months.
• Stay close geographically — Ideally within 0.5 miles, and never cross major boundaries like highways, school districts, or neighborhoods.
• Match the renovation level — Your comps should reflect the condition you plan to deliver, not the current condition of the subject property.
• Don't cherry-pick comps— It's tempting to only use the highest-priced comps, but an honest analysis includes a range. Conservative estimates protect your downside.
• Account for market trends— If the market is appreciating, your ARV may be slightly higher by the time you sell. If it's declining, build in a buffer.

This free ARV calculator gives you a solid starting point, but for institutional-grade accuracy, Vortonic's AI-powered platform analyzes hundreds of data points per property — including market velocity, renovation quality tiers, and micro-neighborhood trends — to deliver ARV estimates that professional investors trust for seven-figure decisions.