ARV Calculator Estimate After-Repair Value Before You Buy
Calculate after-repair value, max offer price and projected equity for any fix and flip or BRRRR deal. Instant results.
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Default scenario at a glance
Estimates only. Real terms from a full application.
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Adjust the sliders below. The ARV calculator updates every output in real time.
Property Inputs
Value and Market Inputs
Full Results
Deal Signal: Thin. Renegotiate before proceeding.
Equity below 15%. Negotiate a lower purchase price or reduce repair scope before proceeding.
This ARV calculator provides estimates based on your inputs. It does not substitute for a licensed appraisal or broker price opinion. Actual ARV depends on comparable sales in the immediate market area. Real loan terms are set by the capital source in our network that funds your deal.
How to use this ARV calculator
Start with the two property inputs: the current purchase price or as-is value and your estimated repair costs. These are the two numbers you know at deal analysis time. The purchase price is what you are paying or considering paying today. The repair cost is your all-in renovation estimate to bring the property to resale-ready condition.
Next, set the value-add multiplier. This number represents how much value each dollar of renovation creates in the finished product. A standard cosmetic rehab in an average market might return 1.2 to 1.4 times the renovation cost. A full gut and repositioning in a strong market can return 1.6 to 2.0 times or more. If you have comparable sales data for fully renovated properties nearby, use those to calibrate this figure.
The market appreciation input accounts for price movement during your renovation hold period. Use the annual appreciation rate for the target neighborhood. Multiply that against the hold period in months to get the market-driven lift on top of the renovation value. For a quick 3-month flip in a flat market you can leave this near zero. For a 12-month BRRRR hold in an appreciating market, setting this to 4 to 8% makes the ARV estimate more realistic.
The 70% rule built into the outputs gives you two critical numbers: the maximum hard money loan available at 70% of ARV and the maximum offer price you should pay given your repair budget. If your target purchase price is above the max offer price output, the deal does not pencil at the 70% rule and you need to renegotiate or walk away. The equity signal in green, yellow or red gives you an instant deal quality read.
How after-repair value drives fix and flip deals
ARV is the single most important number in any fix and flip or BRRRR analysis. Every other number flows from it. Your max loan amount is a percentage of ARV. Your max offer price is derived from ARV minus repairs. Your projected profit is what remains after costs are subtracted from ARV at resale. Getting ARV wrong in either direction creates a problem. Overestimating ARV leads to overpaying for a property or taking a loss at sale. Underestimating ARV means leaving money on the table or walking away from a strong deal.
Professional investors build their ARV estimate from comparable sales rather than from renovation cost alone. Comps should be within a half mile of the subject property, sold within the last 3 to 6 months, and similar in size and condition after renovation. If a 1,400 square foot fully renovated 3-bedroom in the target zip is selling for $320,000, and your subject property is 1,350 square feet in the same condition post-renovation, your ARV should be conservatively around $305,000 to $315,000.
This calculator supplements comparable sales data by letting you model the renovation value-add explicitly. The value-add multiplier captures the fact that not all renovation dollars create equal value. A dollar spent on a kitchen in a dated home in a strong market often returns more than a dollar spent on a minor bathroom in a market where buyers are less price-sensitive to finishes.
Purchase Price / As-Is Value
What you pay for the property today in its current condition. This is the starting point for ARV and the 70% rule calculation.
Repair Costs
Total estimated renovation budget to bring the property to market-ready condition. Include materials, labor, permits and contingency.
Value-Add Multiplier
How much value each dollar of renovation creates. Typically 1.2 to 2.0 depending on renovation scope and local market responsiveness to upgrades.
Market Appreciation
Annual appreciation rate for the target area applied proportionally over your renovation hold period. Accounts for market movement during the project.
70% Rule
Max offer price = ARV x 0.70 minus repairs. The 30% buffer covers financing costs, holding costs, selling costs and your profit margin.
Equity Built
ARV minus purchase price minus repair costs. This is the gross value created by buying and renovating the property before financing and selling costs.
What this ARV calculator does not replace
This tool models ARV from your inputs using a value-add multiplier and market appreciation estimate. It does not pull comparable sales from the MLS or adjust for specific property characteristics like lot size, garage, condition grade, school district or proximity to amenities. These factors can move ARV significantly in either direction and are only captured in a formal appraisal or BPO.
The calculator also does not model financing costs, holding costs, closing costs on the buy side or selling costs on the exit. The equity output is a gross figure before all of those expenses. For a full deal analysis that accounts for financing, use our hard money loan calculator alongside this tool to see the full cost picture before you make an offer.
Hard money lenders in our network will order their own valuation before funding any deal. The ARV they use to size the loan may differ from your estimate depending on comp availability, the lender's internal guidelines and the appraiser's adjustments. Treat this calculator as a pre-offer screening tool. Submit your deal to us for a real term sheet based on the lender's own underwritten ARV.
ARV calculator questions
All loans facilitated by Buckle Up Capital are for business and commercial purpose only. Buckle Up Capital connects borrowers with capital sources in our network. We are a broker, not a lender. ARV estimates provided by this tool are for informational purposes only and do not constitute an appraisal or a commitment to lend.
Related resources for fix and flip investors
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