ARV
Work from real comparable sales toward a grounded after-repair value. Tell it the address, the current condition and what you plan to do, pull as-is and after-repair comps from recent nearby sales, and watch the as-is value, the ARV range, and the confidence readout update live.
Educational estimate only. This tool is not an appraisal, an offer, or an underwriting decision, and its confidence bands are illustrative - not 1st Private Capital lending criteria.
Subject in. Plan in. Two comp sets out.
Leave size, year, beds and baths blank if you do not know them. Find Comps fills them from public records when it can, and your own figures win when you enter them.
After the work: enter the current square footage to see the after-repair size.
Find Comps sends the address and your answers to our lookup service and pulls closed sales from public listing and record pages: within 1 mile, sold in the last 6 months, within 20% of the size, within 1 bed and 1 bath, and built within 15 years. As-is comps match the subject as it is today; ARV comps match it after the work. When a set runs thin, the nearest sales just outside those bands (up to 2 miles, 12 months, 30% of the size, 2 beds and baths, 20 years) fill it and are marked as outside the bands. Every comp is labeled with the page it came from. You can also skip the lookup and enter comps by hand.
Sales in the subject's current condition, sized like it is today.
Renovated or new sales, sized like the subject after the work.
Enter the current square footage and at least two comps in a set (sale price and square footage) to see an estimate.
Confidence labels are illustrative reference points driven by comp count and price-per-sqft spread - they are not an appraisal standard or 1st Private Capital underwriting criteria. This tool adjusts for square footage only; walk the comps for everything else.
Snapshots are stored only in this browser on this device - nothing is sent anywhere. Clearing site data removes them.
Educational estimate only. This tool is not an appraisal, an offer, a quote, or an underwriting decision - it is arithmetic on the comparable sales you enter or look up. To send results to 1st Private Capital, copy or download them and paste the summary into the Exit strategy field on the Price a Deal form - the form does not import them automatically yet.
No black box. Here is every formula.
The whole calculation runs in your browser. The only things that leave it are the address and your answers about the property, and only when you press Find Comps.
comp sale price / comp square footage
Computed for every comp with both numbers entered. This is the common currency that lets different-sized houses be compared.
comp $/sqft x reference square footage
What the subject would sell for at that comp's price per square foot. As-is comps use the subject's current size; ARV comps use the after-repair size (current size plus any square footage you plan to add).
median of the adjusted values in each set
The as-is value comes from the as-is set and the ARV from the ARV set. The median resists a single outlier comp better than an average does - one odd sale moves it less.
lowest to highest adjusted value in the set; with 5+ comps the single highest and lowest are trimmed first
With enough comps, the trim drops the most extreme sale at each end so the range describes the market rather than its outliers.
spread = (max $/sqft - min $/sqft) / median $/sqft; 5+ comps and spread <= 15% reads stronger, 3+ comps and spread <= 30% reads moderate, anything else reads low
More comps and a tighter spread mean the comps agree with each other. These labels are illustrative reference points, not an appraisal standard.
within 1 mile; sold in the last 6 months; sqft within 20% of the reference size; beds and baths within 1 of the reference count; year built within 15 years (ARV comps for a tear down: built or rebuilt in the last 15 years)
As-is comps use the subject's current size and counts; ARV comps use the after-repair size and counts. The lookup checks every band it can read from the sale page. Sales inside the bands come first; when a set runs thin, the nearest sales just outside them (up to 2 miles, 12 months, 30% of the size, 2 beds and baths, 20 years) fill it and are marked as outside the bands, so you can judge them.
beds, baths, condition, distance, months since sale: recorded, not modeled
An honest tool does not pretend to price a bathroom. These fields travel with your report so you - and anyone you share it with - can judge how comparable the comps really are.
Factors that may increase or reduce value.
Square footage arithmetic is the skeleton of an ARV. These are the judgment calls that put weight on it - none of them are computed by this tool, and all of them matter.
A busy road, a school boundary, or a view can separate two comps that look identical on paper. Comps from the subject's own micro-area beat comps from across the zip code.
If your comps sold dated and your subject will be fully renovated, the raw $/sqft understates your ARV - and the reverse overstates it. The condition fields exist so you can see this mismatch.
A choppy floor plan, a walk-through bedroom, or a converted garage counts the same in sqft math but not in buyers' offers. Layout problems that survive the renovation drag on value.
Lot size, usability, parking, and outdoor space move value in ways per-square-foot math never sees - especially where land is the scarce ingredient.
A renovation budget can buy finishes the street will not pay for. When the subject would be the most expensive house on the block, the top of the comp range is a warning, not a target.
Every comp is a photograph of a market that has already moved. In a shifting market, recent months-old sales can overstate or understate what your exit will actually bring.
A grounded ARV is one of the seven items 1st Private Capital asks for on every deal. See the Bridge Loans page.
ARV Penciled?
Paste your results into the request form and get real terms on the real deal.