ARV Calculator
See Your Property’s
Post-Renovation Potential
Run Your Numbers
Estimate after-repair value and your maximum offer in under a minute. Built for fix and flip investors sizing up a deal. Free, no signup.
How to Use the ARV Calculators
Enter the property’s current value and what your renovations will add, or the average price per square foot in the area and the property’s size. The calculator returns your after repair value (ARV), your maximum bid under the 70% Rule, and your projected ROI. Adjust the rule percentage to match how conservatively you buy.
After Repair Value Calculator
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What is ARV and Why it Matters
In real estate, ARV is a property’s projected market value after planned renovations are complete. Estimating it before you bid shows whether the upside covers purchase and rehab costs, and gives you consistent criteria for scaling fix and flip investments.
How to Calculate ARV
ARV = Current Property Value + Value Added Through Renovations
The arithmetic is simple. Estimating the value added is the hard part, because renovations rarely return dollar for dollar. Ground that number in three to five recently sold, renovated homes nearby.
Example: a property worth $200,000, with a $60,000 renovation expected to add $75,000. ARV is $275,000.
No current valuation? Switch to “Average price in the area” and enter price per square foot with the property’s size.
How to Use ARV to Calculate Your Maximum Offer
Once you have an ARV estimate, the 70% Rule sets a ceiling on what you pay. Multiply ARV by 70%, subtract renovation costs, and the result is your maximum allowable offer (MAO).
- MAO = (ARV × 70%) − Renovation Costs
- A $300,000 ARV with $50,000 in repairs gives a $160,000 MAO
- The remaining 30% absorbs profit, closing costs, financing, and overruns
- Market conditions and your target return can push it lower
Explore Our Fix and Flip Loans
Purchase, renovate, resell. LendingOne funds all three, up to 92.5% LTC with 100% of rehab costs. We lend on your ARV, not your tax returns. Your first flip or fiftieth.
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After Repair Value FAQs
It’s as accurate as the numbers you put in. The formula is simple arithmetic. The judgment sits in your comps and your renovation estimate, so an ARV built on three closely matched recent sales will hold up far better than one built on a neighborhood average.
Not with this calculator. It works from figures you supply rather than pulling public records, so you’ll need to gather comps first from the MLS, a local agent, or a title company. That extra step is what makes the estimate defensible when a lender reviews it.
The 70% Rule is the common starting point, meaning you offer no more than 70% of ARV minus repairs. Investors in competitive markets sometimes stretch to 75%, and beginners often stay closer to 65% to build in room for surprises.
Three to five recently sold, renovated properties within about a mile is the working standard. Prioritize matches on square footage, bedroom count, and finish level over proximity alone. A closely matched sale two miles away beats a mismatched one next door.
No. ARV is what the finished property is worth on the open market. Renovation costs are subtracted separately when you calculate your maximum offer, which is why spending $75,000 on repairs rarely raises ARV by exactly $75,000.
Your margin absorbs it, which is the reason the 70% Rule leaves 30% on the table. A sale 5% under ARV is normal variance. A sale 15% under usually points back to optimistic comps or a renovation scope the local buyer wasn’t paying for.
Loan-to-ARV compares the loan amount against the property’s projected post-renovation value, where loan-to-cost compares it against what you’re actually spending. Fix and flip lenders typically look at both, since the two can tell very different stories about the same deal.
Lenders order their own valuation, usually an appraisal or broker price opinion. Your estimate still matters, because a number that lands close to the lender’s signals you understand the market, and a large gap can slow the deal or change the terms.
Yes. Fix and flip lending underwrites the property and the project rather than your personal income, so ARV, rehab scope, and experience carry the weight. That’s what makes it workable for full-time investors whose returns don’t reflect their buying power.
