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ARV Calculator
Enter the house and a few sold comps. Get the after repair value range, based on what similar homes nearby sold for per square foot.
Your property
Sold comps
Renovated homes nearby that sold in the last 6 months. Three to five is best.
$197 per sq ft, so about $294,828 for your house
$194 per sq ft, so about $290,625 for your house
$195 per sq ft, so about $292,105 for your house
An estimate from the comps you enter, not an appraisal. Closer comps give a tighter range.
How the ARV is worked out
Each comp's sale price is divided by its square feet. That price per square foot, times your house's square feet, is what your house would bring if it matched that comp. The middle of those estimates is the ARV; the low and high show how much the comps disagree.
Comps in a non-disclosure state
Texas doesn't publish sale prices, so comps usually come from an agent with MLS access. Buyers on PropPipeline check ARV themselves, so a number backed by real comps makes your deal easier to sell.
ARV calculator FAQs
How do you calculate ARV?
Find three to five homes near the property that sold in the last six months and match it closely: same type, similar size, beds and baths, and renovated the way yours will be. Divide each sale price by its square feet, then multiply by your house's square feet. The middle of those numbers is a solid ARV.
What makes a good comp?
Sold, not listed. Within about half a mile (a mile in rural areas), within about 20% of the square feet, the same bed and bath count, and updated to the level you plan to rehab to. Stay on the same side of major roads and in the same school district when you can.
Where do I find sold comps in Texas?
Texas is a non-disclosure state, so sale prices are not in public records. Investors get them from an agent with MLS access, from sites that estimate them, or from title companies. An agent who works with investors is the most reliable source.
Do I need to adjust comps like an appraiser?
Usually not for an investor ARV. Appraisers add or subtract dollar amounts for each difference, like an extra bath or a garage, but those amounts are judgment calls. If you pick comps that already match the house, price per square foot gets you close, and a range is more honest than one precise number. When a comp is very different, find a better comp instead of adjusting it. This calculator flags those for you. Also use sold prices only: asking prices tell you what sellers hope for, not what buyers paid.
Why is my ARV a range?
Every comp is a little different, so each one points to a slightly different value. The low and high show how much the comps disagree. A tight range means good comps; a wide one means look for closer matches before you make an offer.
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