ARV Calculator & 70% Rule Tool

Estimate after-repair value (ARV), maximum allowable offer (MAO), and your assignment fee or flip profit. Built for wholesalers and fix-and-flippers.

Inputs

After Repair Value (ARV) — based on sold comps within 0.5 miles, last 90 days Estimated Rehab Cost — walk with a contractor or use $/sqft heuristic Wholesale Assignment Fee (or your target profit) — leave 0 if you're the end buyer Rule Percentage — 70% standard, 65% for slower markets, 75% for hotter ones

Results

Maximum Allowable Offer (MAO): $0
Margin Buffer (carrying + selling costs + profit): $0
If you offer MAO, your potential as wholesaler: $0
If you offer MAO, your potential as flipper: $0

The 70% Rule Formula

MAO = (ARV × 0.70) − Rehab Cost − Assignment Fee

How to use this

Pull ARV from sold comps. Three to six properties within 0.5 miles, sold within the last 90 days, similar bed/bath/sqft and condition. Median value is your ARV.
Estimate rehab honestly. Walk the property with a contractor when possible. Use $/sqft heuristics as a starting point: $25-$35 cosmetic, $35-$55 moderate, $55-$100+ heavy.
Set the assignment fee or target profit. $5K-$25K is typical for wholesale; flippers target 12-18% of ARV as net profit.
Use 70% as default. Adjust down to 65% in slow markets, up to 75% in fast/appreciating markets only if you're confident.

What the result means

MAO is the most you can pay for the property and still hit your margins. If you can't get the property under contract at or below MAO, walk. Discipline here separates wholesalers who make money from wholesalers who burn out.

Next steps

Disclaimer: This calculator is provided for educational and informational purposes only. Its estimates rely entirely on the figures you enter and do not constitute financial, investment, legal, tax, or real estate advice. Property values, repair costs, and market conditions vary and cannot be guaranteed by any tool. You are solely responsible for conducting your own due diligence and for verifying all numbers with qualified professionals — including a licensed appraiser, contractor, real estate attorney, and accountant — before making any investment decision. ListCentral makes no warranty as to the accuracy or completeness of these results and accepts no liability for any loss or decision made in reliance on them.