The best ARV calculators
of 2026

Six tools compared on one question: does it produce the after repair value for you, or does it ask you to supply it and then do the arithmetic?

There is no single best ARV calculator, because these tools do two different jobs. Propera, ChatARV, PropStream and OfferMarket generate an ARV from comps they select. DealCheck and ArvCalc expect you to bring the numbers and then model or check them. The right choice follows from which of those two problems is actually costing you time. If the slow part is deciding what a house is worth, pick from the first group. If it is modeling a return you already priced, pick from the second, and pay far less for it.

Disclosure: Propera makes one of the tools in this ranking, and we have placed it first. Read it as an argument rather than as a neutral review, and check the claims. Everything said about the other five comes from their own public pages, checked September 7, 2026, and the sections below say plainly where those tools are the better buy.

How we ranked them

One criterion above all: how much of the work the tool finishes. Producing a defensible ARV means selecting comps, judging whether each sale is comparable in condition and in kind, confirming the price actually paid, and turning that into a number you can put behind an offer. Tools were ordered by how many of those steps they complete without you.

Price was treated as a tiebreaker, not a ranking factor, because the cheapest tool that leaves you doing the comp work is not cheap.

The ranking

1

Propera

AI comps and underwriting

Best when you want the ARV produced for you, not requested from you.

  • Generates the ARV from sold comps, each one price-verified against a second public source
  • Grades every comp for condition and sale type, adjusts its price per square foot on that grade, and weights it by grading confidence
  • Builds an itemized repair budget from a plain-language description, priced at your own costs
  • Applies your offer formula, with more than 20 inputs you control
  • All 50 states, no MLS membership needed. From $49 per month, 7-day trial
2

ChatARV

AI comping and offer calculator

Best of the rest when you want an address to become an ARV and an offer quickly.

  • Type in any address nationwide and it returns the top 6 matching comps
  • Gives both an after repair value and an as-is value, justified with recently sold comps
  • You adjust the repair costs, assignment fee and MAO percentage yourself
  • Reports for wholesale, novation, flip, buy and hold and BRRRR
  • Does not grade comps by condition. Pricing is not published, there is a free trial
3

PropStream

Property data and lead generation platform

Best when comping is one job among many and you want the data platform too.

  • Comps from public records and MLS data, with 165+ search filters
  • Automated Valuation Model, and ARV through its Intelligence Assistant
  • Has its own customizable Rehab Calculator
  • You drive the analysis: the platform supplies data and tools rather than a finished number
  • From $99 per month
4

DealCheck

Deal analysis calculator

Best when you already trust your ARV and rehab numbers and want to model the return.

  • Imports property data and shows sales comps, 5 to unlimited depending on plan
  • Surfaces an ARV estimate alongside rent estimates
  • You enter the rehab budget yourself
  • Models rentals, BRRRR, short-term rentals and multi-family, which most tools here do not
  • Free tier, then $10 to $20 per month
5

OfferMarket

Free address-based ARV calculator

Best free option when you want an ARV from an address without paying anything.

  • Enter an address to auto-fill property details
  • Finds post-rehab comps for you
  • Completely free
  • Repairs and the offer live in separate calculators, so the deal is not underwritten in one pass
6

ArvCalc

Free manual ARV calculator

Best free option when you already have your comps and want the arithmetic checked.

  • Free, no account required for basic use
  • You enter the comparable sales yourself: it states plainly that it does not pull MLS data
  • Needs at least 3 comps, and recommends 4 to 5 for a high confidence result
  • Calculates the 70% rule maximum offer once you supply a rehab budget

Side by side

Tool ARV Repair estimate Offer math Comps Price
Propera Generated from verified comps Itemized, generated Your own formula Sold comps, verified and condition-graded From $49/mo
ChatARV Generated from an address You adjust it MAO percentage you set Top 6 matches, not condition-graded Not published
PropStream AVM and Intelligence Assistant Rehab Calculator You build it Public records and MLS From $99/mo
DealCheck Estimate shown You enter it Purchase offer calculator Sales comps, 5 to unlimited by plan Free to $20/mo
OfferMarket Generated from an address Separate calculator Separate calculator Post-rehab comps Free
ArvCalc From comps you enter You enter it 70% rule None, you supply them Free

Scroll the table sideways to see every column.

Capabilities and prices taken from each product's own pages, checked September 7, 2026. Plans change often. Verify anything that matters to your decision before you buy.

Why the same house gets different ARVs

The arithmetic behind an ARV is trivial. The comp set is not, and it is where the number is really decided.

A renovated sale and a distressed sale on the same street support very different values. Include a finished flip in an as-is comp set and the number climbs. Include a foreclosure in an after-repair set and it falls. Most tools average whatever sold nearby and show you a single figure with no indication of what went into it.

Renovated
Sold finished. Supports an after-repair number.
Partially Updated
Some work done, not a full renovation.
Dated
Original finishes. Closer to as-is than to ARV.
Rough
Distressed. Should be weighted down or excluded.
6 reasons
a comp is dropped before it counts, including listings that never closed and sales that were not open-market
4 grades
of condition applied to every comp before it counts toward the ARV
All 50
states covered, with no MLS membership required

Questions people ask

What is the best ARV calculator?

It depends on which half of the work you want done. If you want a tool that produces the after repair value from comps it selects and verifies, Propera is built for that, and this ranking is ours so weigh it accordingly. If you already have your ARV and want to model the return on it, DealCheck does that for less money. If you want a free number from an address, OfferMarket does that without an account.

What is ARV in real estate?

ARV is the after repair value: what a property should sell for once the planned renovation is finished. It is one of the two inputs behind a maximum allowable offer, the other being the repair cost, and it is derived from recent sales of comparable properties in similar finished condition.

Why do two ARV calculators give different numbers for the same house?

Because they choose different comps. A comp set that includes a renovated flip supports a higher ARV than one that does not, and a set that includes a foreclosure supports a lower one. The number moves with the selection, which is why it matters whether a tool grades comps for condition and sale type or simply averages what it finds nearby.

Do I need MLS access to calculate ARV?

No. Several tools in this ranking work from public records and other sources without MLS membership, including Propera, which covers all 50 states. MLS data adds detail where you have access to it, but it is not a requirement for producing an ARV.

Are free ARV calculators accurate enough to make offers on?

Free calculators are useful for a first pass and poor for a final number, because most either ask you to supply the comps or select them without checking condition. The risk is not the arithmetic, which is simple, but the comp set behind it. Verify the comps before an offer regardless of which tool produced the figure.

Run a property you already know

The fastest way to judge any ARV tool is on a deal you underwrote yourself.

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