Enter a US property address and get an ARV from filtered sold comps, a repair estimate, the 70% max offer, and a net profit after buyer closing, hard-money points and interest, carry and selling costs.
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Comps, repairs and the flip math in one report. The math is done by a deterministic engine; AI is used for the repair estimate and the written summary.
The median price per square foot of filtered sold comps, times the home's square footage. The comps used and the ones thrown out are both listed, and confidence drops with fewer than 3.
An AI estimate from the listing's condition and your notes, priced at local rates and flagged above $80/sqft and $100/sqft. On Pro, upload photos for an itemized estimate.
Net profit, ROI on cash, cash needed and the 70% MAO in one view. Assumes 3% buyer closing, a hard-money loan at 12% plus 2 points, a 6-month hold with taxes and insurance, and 8% selling costs.
Scored from three financial metrics: flip ROI (40%), net profit (40%) and how far your price sits below the 70% MAO (20%). Nothing else goes into it.
Recent sold comps pulled automatically and filtered by size, beds, baths, distance and recency — with the excluded ones listed. No more manual comp hunting across listing sites.
Export the report with every number, the comps and the assumptions, ready for a lender or partner. Included on Solo, Pro and Team; Pro and Team add your logo.
Type any US property address. Arvo pulls the listing, public records and recent sold comps.
Enter your purchase price and check the repair estimate. The flip assumes a 6-month hold on hard money; the comps and holding costs are calculated for you.
See the ARV and its comps, the repair estimate, the flip profit line by line, the deal score, stress tests and a written summary.
A profitable house flip is decided before you ever swing a hammer — it's won or lost in the underwriting. Get the numbers right and the renovation is just execution; get them wrong and no amount of granite countertops will save the deal. Whether you run the math by hand or use a fix and flip calculator like Arvo, every flip comes down to four numbers: the after repair value, the rehab budget, your holding and selling costs, and the price you actually pay.
The After Repair Value is what the property will sell for once it's fully renovated. It is the single most important figure in any flip — every other number is derived from it. ARV is established with comparable sales ("comps"): recently sold, fully renovated homes of similar size, age, and condition within roughly a half-mile of your subject property. A reliable ARV uses at least three to five closed sales from the last 90 days, then adjusts for differences in square footage, bed/bath count, lot size, and finish level. Arvo pulls these comps from recent sales on Zillow, Redfin, Realtor.com and RentCast and runs an outlier filter so one over-improved mansion or distressed short-sale down the street doesn't skew your exit price.
The 70% rule is the flipper's rule of thumb for the most you should pay. It says your maximum allowable offer (MAO) should be no more than 70% of the ARV, minus the estimated repair costs. The 30% buffer covers your holding costs, transaction costs, financing, and — critically — your profit margin.
On a tighter, higher-priced market you might stretch to 75%; on a riskier or slower market, drop to 65%. The rule is a fast screen, not a substitute for a full profit calculation — which is why Arvo computes both the rule-of-thumb offer and the precise, line-item profit projection for every deal.
Underestimating repairs is the most common way flippers lose money. Scope the work room by room — roof, HVAC, electrical, plumbing, kitchen, baths, flooring, paint, and exterior — and price it with current local material and labor rates. Always carry a contingency of 10–20% for the surprises hidden behind the walls (rotted subfloor, outdated wiring, foundation issues). Arvo's repair estimate is priced at local rates and flagged above $80/sqft, and Pro users can upload photos for an itemized scope.
The "hidden" costs are what turn a paper profit into a real loss. Before you calculate profit, subtract:
With every cost on the table, your projected profit is simply the exit price minus everything you put in:
| After Repair Value (ARV) | $250,000 |
| Purchase price | −$140,000 |
| Rehab budget | −$45,000 |
| Buyer closing (3% of price) | −$4,200 |
| Hard-money points (2% of $185,000 loan) | −$3,700 |
| Hard-money interest (12%, 6 months) | −$11,100 |
| Taxes & insurance while held (6 months) | −$1,260 |
| Selling costs (8% of ARV) | −$20,000 |
| Estimated net profit | $24,740 |
These are the line items Arvo's engine produces for these inputs with its defaults: the loan covers price plus rehab up to 75% of ARV, taxes are 1.2% and insurance 0.6% of price a year unless property data says otherwise, and the hold is fixed at 6 months. The 70% rule would cap the offer at (250,000 × 0.70) − 45,000 = $130,000, so at $140,000 you are $10,000 over MAO and the profit is thinner than the rule of thumb is meant to protect. A full underwrite shows you exactly how much thinner. See a full sample flip report or analyze your first deal free.
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