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After-Repair Value per Square Foot Calculator
Build ARV from the average price-per-square-foot of comparable sold properties. Returns low, mid, and high ARV ranges plus a dollar adjustment line for material differences.
Subject & adjustments
positive or negative dollar adjustment
Sold comps (post-renovation quality)
ARV (mid)
$489,956
avg PSF × subject sf + adj
ARV (low)
$485,601
min PSF × sf + adj
ARV (high)
$493,981
max PSF × sf + adj
Avg comp PSF
$297
range $294–$299
How to use it
The mid ARV is the most defensible single number. The low ARV is the conservative figure flippers should underwrite to. The high ARV is the upside target if comps run hot.
PSF-based ARV ignores condition and amenity differences. Always pair with line-item adjustments for major features (lot, view, garage, ADU, basement) and use comps that match the post-renovation finish level you'll deliver.
How to Use
- Enter the subject property's square footage (after any additions if applicable).
- Enter price and square footage for up to 3 sold comps that match the post-renovation quality you'll deliver.
- Enter a dollar adjustment for differences (better lot, view premium, condition gap, ADU, etc.).
- Read the mid ARV for underwriting; use the low ARV as the conservative target.
Frequently Asked Questions
How do I pick comps for ARV?
Recently sold (last 90–180 days), within 0.5 mile of the subject, similar square footage (±20%), similar bed/bath count, and most importantly similar finish level to what you'll deliver post-renovation. A flipped comp is more relevant than a tired comp.
Should I use list price or sold price?
Sold price. List prices reflect seller hopes; sold prices reflect what buyers paid. If your area has fast price changes, a list-price comp can be useful for trend, but underwrite to actual sales.
What's a good adjustment?
Most adjustments fall in $5,000–$30,000 ranges per material feature. Bigger lot, view, finished basement, garage, ADU all warrant explicit dollar adjustments rather than rolling into PSF.
How conservative should I be?
Underwrite flips to the low ARV, not the mid or high. Markets soften, comps you didn't see surface, and your finish quality may not match the highest comp. The low ARV is your safety margin.
Related Calculators
ARV Calculator
Standard ARV calculator with comp adjustments.
Price Per Square Foot Calculator
PSF without ARV-specific framing.
Profit per Deal Calculator
Use ARV as the top-line revenue in flip math.
Flipping Profit Calculator
Run full flip profit projection from ARV.
Hard Money Loan Calculator
Hard money loan amount caps to a percentage of ARV.
Rehab Budget Calculator
Build the rehab budget that drives the renovation.
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