Understand the Subject Property

• Gather information about the property you're analyzing, including:
  • Size (square footage)
  • Number of bedrooms and bathrooms
  • Lot size
  • Property type (single-family, multifamily, etc.)
  • Condition before and after repairs
  • Planned improvements/renovations (e.g., kitchen upgrade, flooring, etc.)

Select Comparable Properties (Comps)

• Find recently sold properties in the same neighborhood (within 1 mile or a similar market area) that are comparable in size, layout, and lot size after similar renovations.
• Comps should:
  • Be sold within the last 3–6 months (or as recent as possible)
  • Be within 20% of the subject property’s square footage
  • Have similar bed/bath counts and features
  • Represent updated/renovated homes

Adjust Comps for Variances

• If the comps differ slightly in size, condition, or other factors, make adjustments:
  • Add value for features the subject property will have but the comp lacks (e.g., an extra bedroom, garage, or higher-quality finishes).
  • Subtract value for features that the comp has, but the subject property will lack.

Example Adjustments:

• Add $10,000 for a fully upgraded kitchen
• Deduct $5,000 for missing a second bathroom
• Add/subtract based on market standards. 

Calculate ARV

• Use the average price per square foot from the adjusted comps to calculate the ARV.

ARV=Average price per square foot of comps×Subject property square footage

Example:

• Subject property size: 1,800 sqft
• Adjusted comps’ price per square foot: $200

ARV = 1,800 \times 200 = 360,000 ]

Hi ​@Patrick Lee!

Are you trying to find the ARV for his own property? Could you share more details about what you are trying to do, please?

​@Lais Laudari I am looking for a way to use investor lift to determine ARV before I submit it so I'm accurate on my numbers. And do not submit a bad deal with bad numbers.

Hi Patrick,

Investorlift isn’t a full comping tool, but it can provide helpful insights. The most accurate comps will come from properties recently sold on the market. However, you can also view off-market transactions like flips and rentals using God Mode.

Here’s how you can use it:

1. Enter your property address in God Mode.
2. Set a radius of 1 to 5 miles (depending on your market).
3. Set Sale Date Range and ARV% (30-80%)
4. Look at the average purchase and sale prices in the area. This will give you a general idea of what pricing would attract an investor.

Example:
For this property in Scottsdale, AZ, there were 55 flips in the past year (use the "Sale Date Range" filter and 35-80% ARV). On average:

• Purchase price: $767K or $341/sq ft
• Sale price: $1.232M or $542/sq ft

If my property is 1,800 sq ft, an investor might buy it for around $341 x 1,800 = $613,800.

Keep in mind, this isn’t a complete comping tool since it doesn’t account for property condition or repair costs. But it’s a great starting point!

Let me know if you have questions!

Best,
David Scheuerman