ARV
Work from real comparable sales toward a grounded after-repair value. Enter your subject property and recent nearby sales, and watch the price-per-square-foot analysis, 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. Comps in. Range out.
Used only to label your saved and downloaded results. It is not looked up or sent anywhere.
Automatic comparable-sales lookup is coming. For now, enter recent nearby sales - your agent, wholesaler, or public records are good sources.
Enter your subject's square footage and at least two comps (sale price and square footage) to see the estimated ARV range.
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. To send results to 1st Private Capital, copy or download them and paste the summary into the Exit strategy field on the Request a Term Sheet form - the form does not import them automatically yet.
No black box. Here is every formula.
The whole calculation runs in your browser. Nothing you type is sent anywhere.
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 subject square footage
What the subject would have sold for at that comp's price per square foot. Each comp produces one adjusted value.
median of the sqft-adjusted values
The median resists a single outlier comp better than an average does - one odd sale moves it less.
lowest to highest adjusted value; 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.
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 Hard Money page.
ARV Penciled?
Paste your results into the request form and get real terms on the real deal.