ARV Calculator — After Repair Value for Fix & Flip Deals
Estimate the after repair value of any US property and calculate your max offer with the 70% rule
The difference between a profitable flip and a loss is an accurate ARV. Revaluno's AI-powered after repair value calculator analyzes recently sold renovated comps to estimate what your property will sell for after repairs — so you can apply the 70% rule and know your maximum allowable offer with confidence.
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- Ready in 2 minutes
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What is ARV (After Repair Value)?
After Repair Value (ARV) is the projected market value of a property after all planned renovations are complete. It's the single most important number in fix and flip investing — every other number on the deal (max offer, rehab budget, profit, lender LTV) is derived from it. Get the ARV wrong and a deal that looks like a winner on paper turns into a loss.
The proper way to calculate ARV is to find recently sold renovated comparable properties — homes within ~1 mile of the subject, similar in bed/bath count and square footage, with updated finishes that match your planned scope, sold within the last 3–6 months. The median price-per-square-foot of those comps, multiplied by the subject property's square footage, gives the ARV. That's exactly what this calculator does — automatically.
The 70% Rule — How to Calculate Your Max Offer
Once you have the ARV, the 70% rule tells you the most you should ever pay for a flip:
Maximum Offer = (ARV × 70%) − Rehab Costs
The 30% spread between ARV and your offer covers your profit margin (~10–15%), holding costs (financing, taxes, utilities, insurance during the rehab), closing costs on both ends (~6–8% combined), and a buffer for unexpected overruns. Skip the buffer and you're betting your savings on a perfect flip — which doesn't exist.
Worked Example
Suppose you're underwriting a 3-bed / 2-bath, 1,500 sqft distressed home in Tampa:
Step 1 — Pull renovated comps
Revaluno finds 5 sold renovated 3/2 homes nearby averaging $250/sqft
Step 2 — Calculate ARV
1,500 sqft × $250 = $375,000 ARV
Step 3 — Estimate rehab
Contractor bid: $60,000 (full kitchen + 2 baths + paint + flooring)
Step 4 — Apply the 70% rule
($375K × 0.70) − $60K = $202,500 max offer
If the seller wants $230K, walk away. If you can get it under $202K, you have a deal worth analyzing further — projected profit of roughly $52K (14% of ARV) before unexpected costs.
When to Use a Tighter Margin
The 70% rule is a starting point, not a law. Adjust it based on the deal:
- Use 75–80% in red-hot appreciating markets where you're confident ARV will rise during the rehab.
- Use 65% or lower in declining markets, on heavy structural rehabs, or when you're new to flipping and want extra cushion.
- Use 70% as the default — it's been the industry baseline for decades for a reason.
Why Flippers Lose Money on ARV
- Overestimating ARV based on cherry-picked comps
- Not accounting for market trends when projecting sale price
- Relying on generic Zestimates instead of investor-grade analysis
- Spending hours on comp research for every potential deal
How Revaluno Protects Your Margin
- AI selects comps matching your post-renovation specs
- Market trend analysis shows if values are rising or falling
- Three-tier ARV (min, recommended, max) for conservative underwriting
- Full analysis in under 2 minutes for rapid deal screening
ARV Calculator Features
Renovation-Matched Comps
AI prioritizes recently sold renovated properties that match your planned finish level.
70% Rule Ready
Use the ARV directly in the 70% rule formula to calculate your maximum allowable offer.
Profit Clarity
With accurate ARV, you can subtract purchase price and rehab costs to project profit before committing.
Market Risk Indicators
Trend data shows whether the area is appreciating or declining — critical for flip timelines.
Lender-Ready Reports
PDF reports with comp data, ARV estimates, and market analysis for hard money lender presentations.
Rapid Deal Screening
Screen multiple properties in one evening to identify the deals worth pursuing.
How to Calculate ARV in 3 Steps
Enter the Property
Input the distressed property address and the expected post-renovation specs (beds, baths, sqft, finishes).
Get AI ARV Estimate
Revaluno analyzes renovated comps and delivers a three-tier ARV range with full comp breakdown.
Calculate Your Offer
Apply the 70% rule: ARV × 70% − Rehab = MAO. Export the report for your records or your lender.
Who Uses the ARV Calculator?
Screen 5 potential auction properties in one evening to identify which deals have the best margins.
→ Focus capital on the most profitable opportunities.
Verify the borrower's ARV estimate using an independent comparable analysis before funding the loan.
→ Reduce lending risk with third-party data.
Estimate post-renovation value to project how much equity you'll capture after the refinance.
→ Plan the refinance before starting rehab.
Investors closing more deals with Revaluno
"Went from 2 hours per deal to 2 minutes. The comps the AI picks are the ones I would have chosen."
"The PDF report closes deals with my lenders. Looks professional without needing an agent."
"Best $19.99 I spend each month. Replaced three tools I was paying for."
ARV Calculator — Frequently Asked Questions
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ARV, rehab costs, holding costs, and maximum allowable offer.
Everything in for $19.99/mo
Or save $99.89 per year with the annual plan.
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Ready to Calculate ARV on Your Next Deal?
Get AI-powered after repair value estimates and never overpay on a flip again.