ARV Calculator
How the calculator works
For each comp you enter, the calculator computes price per square foot. It takes the median across the set — not the mean — because the median is robust to a single outlier. The base ARV is the median $/sqft multiplied by your subject's finished square footage.
The confidence score is derived from two signals: how many comps you entered (more is better) and how tight the $/sqft range is (tighter is better). The confidence-weighted ARV is the base ARV reduced by a factor when confidence is medium (95%) or low (90%) — the institutional discipline of underwriting deals on what you can defend, not what you hope.
For the full ARV methodology see how to calculate ARV on the blog and the ARV definition in the glossary.
Frequently asked questions
What is ARV?
ARV stands for After Repair Value — the estimated market value of a property after planned renovations are complete. It is the single most leverage-sensitive number in a fix and flip or BRRRR underwrite. Every downstream metric flows from it.
How many comps do I need for ARV?
Five high-parity comps within 90 days and 0.5 miles is the institutional standard for high confidence. Three comps is acceptable medium-confidence. One or two comps is a guess dressed up as a number — underwrite at 90% of base ARV or walk away.
Should I use the average or median price per square foot?
Median, always. The median is robust to a single outlier comp that snuck through the filters. The average gets pulled by an outlier and inflates the ARV without you realizing it.
What if I cannot find 3 comps in 90 days?
Extend recency to 180 days first, never beyond 365. If still under 3 comps, the market is too thin to support a confident ARV — either wait for more closings or apply a 10–20% conservative discount and accept the additional risk.
Why is ARV the most-missed number in fix and flip?
Because the comp set looks deeper than it is. Brokers and online estimators include non-parity comps (different finish tier, different sqft band, different school district). A confident-looking ARV backed by a thin comp set is the most common source of fix and flip losses.