Follow the default numbers.
With subject living area of 2,000 sq ft, the model gives estimated after-repair value: $432,672.
The formula is average adjusted comparable $/sq ft × subject area. Open the breakdown to trace expenses and assumptions. Change one input at a time to see how your decision changes. This example uses scenario inputs; it is not an offer, tax bill, appraisal or legal determination.
Adjust comparable sales consistently
The calculator divides each comparable’s adjusted sale price by its living area, averages those unit prices and multiplies by the subject’s finished living area. A positive adjustment raises an inferior comparable to the subject’s level. A negative adjustment reduces a superior comparable. These adjustments are entered judgments, not automatic appraiser corrections.
Choose comparables with restraint
Recent closed sales in the same submarket, with similar use, condition, lot utility and size are more useful than distant listings. Do not mix basement-inclusive measurements with above-grade living area. Large size differences can make price per square foot misleading because land and fixed house components do not scale linearly. Use up to five comps and inspect the unit-price spread.
A range is more useful than false precision
The low and high results come from the lowest and highest adjusted unit prices entered. They describe the chosen comparables, not a statistical confidence interval. The central result is an arithmetic mean rather than a professional reconciliation. A local appraiser can consider location, concessions, financing terms and market changes beyond this simple model.
Take a conservative price into the flip
Use the low end of a supported range as a stress case when preparing a maximum offer. Recalculate after the rehab scope changes. A comp that required major additional work should not support a turnkey ARV without adjustment. This calculator does not create an appraisal or establish a lender’s accepted value.
Keep your assumptions with the result
Save the calculation to your deal file to reuse compatible inputs in another tool. The file stays in this browser on this device. Download the CSV to open the complete inputs, results and schedule in Excel or Google Sheets. Use PDF to print the report or save it as a PDF. A share link includes entered financial figures in its URL, so use it only with people you intend to share those numbers with.