Smart Data Aggregation
When you enter an address, Arvo pulls the listing and property record from Zillow and Redfin (via Apify), RentCast public records, and Zillow/Realtor data on RapidAPI, plus HUD Fair Market Rent for the ZIP. Square footage comes from county records via RentCast when they disagree with the listing. Each figure on the report names the source it came from.
Strict Valuation Waterfall
We don't rely on just one source for property values. We run a strict "priority waterfall," averaging multiple top-tier market valuations to find the most accurate baseline. If automated estimates aren't available, we logically fall back on recent sale prices and tax assessments to anchor the market value.
As-Is Condition Adjustments
A turnkey house and a gut-rehab are not worth the same baseline. Our system automatically applies a condition multiplier to the market value based on the state of the property—ranging from 100% for move-in ready, down to 60% for major structural overhauls—giving you an accurate "As-Is" starting point.
Rent, With Its Source Labeled
Rent comes first from the Zillow / RentCast rent estimate for the exact address. If neither has one, Arvo falls back to an AI estimate, then HUD Fair Market Rent for the area, then a placeholder of 0.6% of the price per month. The report shows which source was used, and confidence drops by 10 to 25 points when it isn't address-level market data.
Rehab Estimate From Photos
On Pro, drag and drop property photos or an inspection report and the AI turns them into an itemized repair list priced at local rates. On every plan, the repair total is checked against square footage: above $80/sqft it is flagged as gut-rehab territory, above $100/sqft as rebuild territory. Nothing is capped; you edit or disable line items yourself. Treat it as a starting point for an offer, not a contractor bid.
Predictive ARV with "Distressed Adjustments"
Our After Repair Value (ARV) isn't a guess; it is strictly driven by comparable sales. We filter local comps by square footage, beds, and baths, and automatically remove extreme outliers.
The Distressed Edge Case: If your property requires heavy rehab, the engine automatically filters out other distressed neighborhood comps and only averages the top tier of recent sales. This ensures your ARV reflects the true, renovated retail-exit value.
The Institutional Financial Engine
We protect you from amateur underwriting mistakes by using institutional defaults—like a 1% maintenance reserve that dynamically scales as your property appreciates. We also automatically calculate the edge cases that kill deals:
- • Tax Reassessment Shock: We calculate taxes based on your new purchase price, not the old, artificially low historical assessment.
- • Holding Period Voids: For Flips and BRRRRs, we automatically calculate the carrying costs (mortgage, taxes, insurance) for the months the property sits empty during renovations.
Multi-Year Projections & True IRR
Real estate is a long game. ArvoInvest projects your cash flows up to 5 years into the future, safely factoring in 3% annual rent growth and 2% expense inflation. It then calculates your true Internal Rate of Return (IRR), including your net proceeds after selling costs and loan payoffs.
The 6-Strategy Scoring Matrix
Why analyze a property once when you can run six strategies simultaneously? The engine scores your deal from 0 to 100 across Buy & Hold, Long-Term Rental, Short-Term Rental, House Hack, Fix & Flip and BRRRR.
Thinking about an STR? The engine instantly adapts—bumping vacancy, adjusting management fees, shifting utilities to the owner, and adding initial furniture setup costs to your required cash-to-close.
Dynamic Stress Testing
See if your deal survives contact with reality. The engine automatically stress-tests your cash flow against disaster scenarios: a 15% vacancy spike, a 2% interest rate hike, a 10% rent drop, or all three hitting at exactly the same time. If the deal still cash flows, you know you have a winner.