Free ARV Calculator
Plug in comparable sales and get a lender-grade ARV estimate in seconds. Then feed the result into the MAO calculator for your offer.
Comparable Sales (within 0.5 miles, last 6 months)
Pick comps that are already renovated and similar in beds/baths. Use the Adjustmentscolumn to subtract value for upgrades the subject won’t have (e.g. −$5,000 for a pool), or add for upgrades the subject will have.
The ARV Formula
ARV is what the property will sell for fully renovated. It’s the foundation of every wholesale deal — get it wrong and your MAO is wrong, and your end-buyer walks.
Picking good comps
- Recency: sold in the last 6 months. 3 months is better.
- Proximity: within 0.5 miles. Same school district if possible.
- Condition: already renovated (that’s what ARV means).
- Similarity: same beds, baths, floor count, lot size within 20%.
- Sample size: at least 3, ideally 5 — lenders won’t trust fewer.
Adjusting for differences
No two homes are identical. Use the Adjustments column to account for features that differ between the comp and your subject. Common adjustments: pool (−$8K to −$25K), finished basement (−$15K to −$40K), extra bedroom (−$10K to −$20K), garage bay (−$5K to −$15K).
When comps disagree
If your 5 comps span more than 20% ($300K to $370K, say), your comp set is too loose. Tighten it — closer, more recent, more similar — before trusting the number.
For the full methodology, read our complete ARV guide.
Want automatic ARV on every lead?
ReadyDeals auto-pulls comps from the 79M-record homeowner database and runs this calculation on every lead in your pipeline. All free.
Start free →