REDOSFree ARV Calculator
Enter your comps — REDOS adjusts each one to your property and today's market, then weights them into a single after-repair value. Free. No login.
The house you're buying
Describe it as it will be after the rehab — that's what ARV means.
Comparable sales
Sold properties only — not listings. 3+ recent sales within a mile is the standard.
Likely range $269,087 – $273,067 · $181/sqft
How to calculate ARV from comparable sales
After-repair value is the one number every other number in a deal depends on. Get it wrong and your profit, your max offer, and your refinance are all wrong with it. Appraisers don't guess at it — they use the sales comparison approach: find recent sales of similar nearby homes, then adjust each one for how it differs from yours. That's exactly what this calculator does.
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Find sold comps — not listings
Only closed sales count. Asking prices tell you what sellers hope for; sold prices tell you what buyers actually paid. Aim for 3+ within a mile, sold in the last 6 months.
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Adjust for time
A sale from 10 months ago happened in a different market. Each comp gets moved forward at your market's appreciation rate.
- 3
Adjust for the differences
Your house has an extra bath, or 150 fewer square feet, or a finished kitchen the comp didn't have. Each difference is worth money — add or subtract it from the comp's price.
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Weight, don't just average
A comp two blocks away that sold last month is worth far more than one two miles away from last year. REDOS weights by distance, recency, similarity, and how much adjusting it needed.
One habit worth building: watch the confidence read, not just the number. If your comps needed huge adjustments, sold a long time ago, or disagree with each other, the ARV is a range — and you should underwrite off the low end. That's the difference between an estimate you can defend to a lender and a number you talked yourself into.
Frequently asked questions
What is ARV in real estate?
ARV stands for after-repair value — what a property will be worth once the renovation is finished. It's the basis for the 70% rule, your maximum offer on a flip, and the amount a lender will refinance in a BRRRR.
How many comps do I need?
Three is the working minimum and what appraisers typically use. Fewer than three and a single unusual sale can swing your number badly. More is better, as long as they're genuinely comparable.
How do I adjust comps for square footage?
Not at the full market price per square foot. A house with 20% more space isn't worth 20% more, so appraisers adjust at a fraction of the market rate — roughly half is a common rule of thumb. This calculator defaults to half your comps' median price per square foot, and you can change it.
How far away can a comp be?
As close as possible — ideally the same neighborhood and school zone, within a mile. Values change across boundaries that don't show up on a map, so a comp a mile away in a different district can be misleading no matter how similar the house is.
Should I use listings or sold prices?
Sold prices, always. A listing is an asking price and proves nothing about what the market will pay. Pending sales can be a useful signal of direction, but only closed sales belong in your comp grid.