After-Repair Value calculator. Average your comps, adjust for size differences, and calculate the 70% rule MAO. As-Is vs conservative underwriting.
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InputsYour Numbers
Comparable Sales (Comps)
Comp 1 Sale Price?
$
Comp 2 Sale Price?
$
Comp 3 Sale Price?
$
Comp 4 Sale Price (optional)?
$
Comp 5 Sale Price (optional)?
$
Adjustments
Square Footage Difference?
Price Adjustment per Sq Ft ($)?
$
Deal Analysis
Asking / Purchase Price?
$
Estimated Repair Costs?
$
Pro Forma: Market Adjustment
Market Trend Adjustment %?
%
As-Is AnalysisCurrent
Enter values to see results
Estimated ARV
--
avg of comps
Equity Spread
--
ARV - all-in cost
MAO (70% Rule)
--
max offer to pay
All-In vs ARV
--
% of ARV
Comp Analysis
Comp Average--
Comp Median--
Comp Low / High--
Sq Ft Adjustment--
Adjusted ARV--
Deal Economics
Asking / Offer Price--
Repair Budget--
Total All-In Cost--
ARV--
Equity Spread--
70% Rule MAO--
75% Rule MAO--
Pro FormaAfter Plan
Enter pro forma values
Conservative ARV
--
with market adj.
Conservative Spread
--
after market adj.
Conservative MAO
--
70% of cons. ARV
Asking vs MAO
--
deal or no deal
Conservative Underwriting
Base ARV--
Market Adjustment--
Conservative ARV--
70% of Conservative ARV--
Less: Repair Budget--
Conservative MAO--
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1
Enter Your Comps
Find 3-5 recent sales of similar properties within 1 mile, sold in the last 6 months, similar square footage, beds, baths, and condition.
2
Adjust for Size Differences
If your property is 200 sq ft larger than the comps, add 200 x your $/sqft adjustment. Typical adjustment is $30-80/sqft depending on market.
3
Enter Your Deal Numbers
Input the asking price and your rehab budget. The calculator shows if you are under the 70% rule MAO -- the standard wholesale/flip threshold.
4
Read the Equity Spread
Spread = ARV minus all-in cost (price + repairs). A spread above $20-30K is generally needed to make the numbers work after holding costs, financing, and closing.
5
Use Conservative Underwriting
The pro forma column applies a market adjustment (try -5% to -10%). If the deal still works at a lower ARV, you have a margin of safety.
6
70% Rule Explained
MAO = ARV x 70% - Repairs. This rule ensures you have enough spread for profit, holding costs, and unexpected expenses. Use 75% for buy-and-hold where you do not need the full flip margin.
The After-Repair Value (ARV) is the most important number in fix-and-flip and BRRRR investing. It determines your maximum offer, your refi loan amount, and your profit margin.
Getting ARV right requires accurate comparable sales (comps): properties sold in the last 6 months, within 1 mile, similar size and condition. Pull comps from MLS (through an agent), Zillow recently sold, or PropStream/BatchLeads.
The 70% Rule is a shortcut: offer no more than 70% of ARV minus repair costs. This leaves room for a 30% gross margin to cover holding costs, financing, closing costs, and profit. For buy-and-hold, 75-80% of ARV is more common since you do not need the full flip margin.