Estimate only — not an appraisal, loan offer, or tax advice. Numbers stay in your browser.

Underwrite

ARV calculator: after repair value without the black box

After-repair value is what the property should sell (or appraise) for after the work — not what you hope. Enter adjusted comps or $/sqft × living area; get a planning ARV. We don’t pull Zillow by address on purpose: garbage comps in, garbage BRRRR out.

Assumptions

Comp 1 (adjusted)

Comp 2 (adjusted)

Comp 3 (adjusted)

Conservative haircut %

Returns stack

ARV (avg comps): —
After haircut: —

When to use

Before locking a rehab budget, before a BRRRR refi fantasy, or when a wholesaler’s ARV feels like fan fiction.

When not to

ARV is not purchase price and not as-is value. “Same ZIP” comps are not enough if beds, baths, and condition don’t match.

Assumptions: You enter comps or $/sqft. Optional haircut % for conservatism. No address lookup.

Worked examples

Input
```
Comps $275k / $282k / $278k
```
Output
```
ARV ≈ $278k
```
Quality of comps beats quantity.
Input
```
$180 / sqft × 1,450 sqft
```
Output
```
ARV ≈ $261k
```
Finish level has to match the comps you picked.

Common traps

Comps must match beds/baths/condition/location — “same ZIP” is not enough.
Your contractor’s finish level has to match the comps you picked.
ARV is not purchase price and not as-is value.

Next metric

Plug ARV into BRRRR. As-is rent screens: 1% rule. Value-add sensitivity: rehab return.

Common questions

After-repair value — estimated value after renovations.

No address lookup; enter comps yourself.

Appraisal is a lender process; this is a planning estimate.

Common practice is 3+ recent, nearby, similar — quality over quantity.