Why it matters
ARV can make or break flips, BRRRRs, and wholesale deals. If the ARV is inflated, the profit, refinance proceeds, maximum offer, and confidence all get inflated with it.
PropLurk take: ARV is not the number you need. It is the number the market can support after you actually create the finished product.
- Adjusted comp 1: $315,000
- Adjusted comp 2: $322,000
- Adjusted comp 3: $318,000
Result: A reasonable base ARV might be around $318,000, with a downside case below that.
Usually include
- Recent sold comps
- Condition adjustments
- Size and layout differences
- Renovation scope
- Market direction
Do not mix in
- Active listing hopes
- The highest nearby sale with no adjustment
- A Zestimate copied without review
- A resale price that only exists to make the offer work
Common ways investors mess this up
- Cherry-picking comps
- Comparing a light rehab to fully renovated sales
- Ignoring time until resale or refinance
- Using price per square foot without property-level context
How PropLurk uses it
PropLurk's comp calculator and analysis workflow help keep ARV tied to the evidence instead of the number you want.
This guide is educational and does not provide investment, lending, tax, legal, or appraisal advice. Verify the specific property, lender, and local rules before making decisions.
Build a supported ARV before setting the offer.
PropLurk keeps the definition, formula, assumptions, offer, and decision record connected so the number does not get lost in another spreadsheet.