Free ARV Calculator: How to Estimate After Repair Value Accurately
Learn how to calculate after repair value using comparable sales, adjustments, repair scope, and investor-grade valuation checks.
Last updated: July 2026
What ARV means
ARV stands for after repair value. It is the estimated market value of a property after the planned repairs or improvements are complete. ARV is one of the most important assumptions in fix-and-flip, wholesale, BRRRR, and value-add investing because it drives resale expectations, lender comfort, buyer demand, and maximum allowable offer.
A free ARV calculator can help organize the valuation process, but the calculator is only as good as the comparable sales used. The purpose is not to justify a desired offer. The purpose is to estimate what a typical buyer would likely pay after the property is repaired to the expected condition.
How to choose comparable sales
Comparable sales should be recent, nearby, similar in property type, similar in size, and similar in condition after adjustment. Closed sales usually matter more than active listings because they show what buyers actually paid. Active listings can show competition, but they do not prove value.
Start with the same property type. A single-family home should usually be compared with single-family homes. A duplex should be compared with other small multifamily properties. Stay as close to the subject property as possible because neighborhood boundaries, school districts, road barriers, commercial corridors, and flood zones can all affect value.
Making ARV adjustments
Adjustments are used when a comparable sale is similar but not identical. If the comp is larger, newer, more updated, has a garage, has an extra bathroom, or sits on a better lot, it may need to be adjusted downward when used to value the subject. If the comp is inferior, it may need an upward adjustment.
Common ARV mistakes
The most common mistake is relying on active listings instead of closed comps. Another mistake is using renovated comps when the planned repair scope will not actually produce the same finish level. Investors also overestimate ARV when they ignore days on market, concessions, layout differences, neighborhood boundaries, or price per square foot patterns.
How to use an ARV calculator
A good ARV calculator should allow you to enter multiple comparable sales and calculate an average or adjusted value range. Once ARV is estimated, use it with the Rehab Cost Calculator and MAO Calculator. ARV tells you the potential ceiling; rehab and cost assumptions determine whether there is enough room below that ceiling to make the deal work.
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Frequently Asked Questions
What is ARV?
ARV means after repair value, or the estimated market value of a property after planned repairs are complete.
What comps should I use for ARV?
Use recent closed sales that are nearby, similar in property type, size, layout, and expected renovated condition.
Are active listings good ARV comps?
Active listings can show competition, but closed sales are usually stronger evidence because they show what buyers actually paid.
How does ARV affect offer price?
ARV is the value ceiling used in MAO, flip profit, and wholesale analysis. If ARV is overstated, the investor may overpay.