**Last updated:** February 13, 2025

 

## **What is After Repair Value?**

After Repair Value (ARV) is the estimated value of a property after it has been renovated or improved. This metric is crucial for real estate investors, house flippers, and lenders as it helps determine the potential profitability of a deal. Investors use ARV to assess whether a property is worth purchasing and to strategize their renovation budgets effectively. Lenders also rely on ARV to decide the amount they are willing to finance.

 

For example, if you bought a house for $100,000, invested $50,000 into a cost-effective renovation, and it then appraised for $200,000, the ARV is $200,000. To estimate the ARV of a property, you can look at the comparable home sales and listings ("[comps](https://offermarket.us/real-estate-glossary/comps)") to see what properties with similar characteristics in a neighborhood are selling for.

 

Using the [BRRR method](https://offermarket.us/real-estate-glossary/brrr-buy-rehab-rent-refinance) real estate investing method, your budget of purchase price plus rehab would ideally be no higher than 75% of the ARV. For example, let's say you bought a property for $50,000 and invested $25,000 into repairs. That's $75,000 of invested capital. Now, when you go to a lender to refinance the property by taking out a mortgage, the home appraises for $100,000. The ARV in this example is therefore $100,000. Since most lenders require 25% down for non-primary residences and investment properties, you're able to cash out 75% of the appraised value of the property -- that's $75,000 which is is the entire amount you invested in the project.

 

## **How Do You Calculate After Repair Value?**

To calculate ARV, investors use a straightforward formula:

However, this method alone may not be sufficient. A more accurate way to calculate after repair value is by analyzing comparable sales, also known as "comps."

### **How to Calculate After Repair Value**

1. **Research Comparable Properties (Comps)**: Look for properties in the same neighborhood that have similar features, including size, age, and condition, and that have recently sold. 
2. **Adjust for Differences**: Compare the property you are evaluating to these comps. If a comparable home has features your property lacks, adjust the value accordingly. 
3. **Estimate Post-Renovation Value**: Once you determine an average price per square foot from the comps, multiply that by the total square footage of your property to estimate its ARV.

For example:

* A similar renovated property sold for $250,000 and has 2,000 square feet. 
* Price per square foot \= $250,000 / 2,000 \= $125 per sq. ft. 
* If your property is also 2,000 square feet, its estimated ARV would be **$125 x 2,000 \= $250,000**.

## **How to Determine After Repair Value**

Determining ARV involves more than just running numbers. Here’s a step-by-step approach:

1. **Evaluate Market Conditions**: Understanding market trends is crucial. A rising market may allow for a higher ARV, whereas a declining market requires a more conservative estimate. 
2. **Assess Property Condition and Repairs Needed**: A property requiring extensive renovations will have a lower initial value but a potentially high ARV if improved properly. 
3. **Consult with Real Estate Professionals**: Work with local realtors, contractors, and appraisers who have experience in valuing post-renovation homes. 
4. **Use Online Valuation Tools**: Real estate platforms like Zillow, Redfin, and Realtor.com can provide estimated property values and recent sales data.

### **How to Determine After Repair Value of a Home**

For investors looking to determine the after repair value of a home, the key is to find **the right comparable properties** and ensure they reflect the home’s potential post-renovation condition. Look at homes with similar renovations, location, and amenities. If your property will have a new kitchen, updated flooring, and modern bathrooms, ensure that your comps reflect those upgrades.

## **Does an Appraiser Determine After Repair Value?**

An appraiser can determine after repair value, but typically, they assess a property’s **current** market value. However, if an appraiser is working with a lender for a rehab loan (such as a hard money loan or FHA 203(k) loan), they may provide a **subject-to appraisal**, which estimates the property’s value after planned renovations.

To obtain an appraised ARV, the appraiser reviews the renovation plans and finds comparable properties that match the anticipated improvements.

## **How to Estimate After Repair Value**

Estimating ARV requires a blend of research, market knowledge, and expert input. Here’s a simple process:

1. **Gather at least three comps** that have sold within the last six months. 
2. **Adjust for unique features** (e.g., pool, garage, extra bedrooms). 
3. **Account for market shifts** (recent sales, interest rates, and demand trends). 
4. **Factor in renovation impact** (quality of upgrades and added value).

## **How to Figure Out After Repair Value**

If you want to figure out after repair value, consider working with a real estate agent, appraiser, or professional investor. They can provide an expert opinion based on market analysis and comparable properties. Additionally, leveraging technology such as automated valuation models (AVMs) can help refine your estimates.

## **How to Find After Repair Value**

There are multiple resources available to find after repair value:

* **MLS (Multiple Listing Service)**: Best for accurate and detailed comparable sales data. 
* **Real Estate Websites**: Zillow, Redfin, and Realtor.com provide estimated values and recent sales. 
* **Local Real Estate Agents**: Their expertise in market trends and pricing is invaluable. 
* **Professional Appraisers**: A certified appraisal provides a well-documented estimate. 
* **Investor Networks**: Joining real estate investment groups can provide insights into ARV calculations and local trends.

## **Final Thoughts**

Understanding how to determine after repair value is critical for making profitable real estate investments. By accurately estimating ARV using comps, market research, and professional insights, investors can maximize returns and minimize risks. Whether you’re flipping homes or investing in rental properties, mastering ARV calculations will help you make smarter investment decisions.

 

---

 

## **Build wealth through real estate with OfferMarket**

 

If you've found this helpful and would like access to more rental property investing insights, sign up for OfferMarket. Membership is free and comes with the following benefits:

 

🏠 **[Off market properties](https://www.offermarket.us/listings?ref=content-after-repair-value)**
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☂️ **[Landlord insurance rate shopping](https://www.offermarket.us/insurance?ref=content-after-repair-value)**
💡 **[Community & insights](https://www.offermarket.us/login?ref=content-after-repair-value)**

 

If you are not already a member, we hope you will [accept our invitation](https://www.offermarket.us/listings?ref=content-after-repair-value) to join us!

 

---

 

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The After Repair Value (ARV) is the value of a property after completion of a renovation. 

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After Repair Value (ARV) | OfferMarket Real Estate Glossary

Understanding After Repair Value (ARV) in Real Estate Investing

**Last updated:** February 6, 2024

 

## What is a Certificate of Good Standing?

 

A Certificate of Good Standing is a document issued by the state in which your business is formed which certifies, as of the date issued, that your business has submitted all required documents, fees and filings.

 

When you obtain a Certificate of Good Standing, it means your business is duly formed and authorized to do business in the state, and that it is in compliance with certain statutory requirements. It essentially confirms that the entity is in good standing with the state authorities.

 

A Certificate of Good Standing is commonly required for business transactions such as obtaining financing, entering into contracts, or expanding operations to other states. Commercial, business purpose lenders who provide loans to business entities (typically LLC or corporation) will commonly require this document in as a standard underwriting guideline. It is required in order to obtain a [DSCR loan](https://www.offermarket.us/blog/dscr-loan) or [fix and flip loan](https://www.offermarket.us/blog/fix-and-flip-loans) from OfferMarket. 

 

All states provide this certificate upon request and satisfaction of requirements to be in good standing. A common source of confusion is the name that each state uses -- *Certificate of Good Standing*, *Certificate of Existence*, *Certificate of Status*, and *Certificate of Fact* are used among different states.

 

Depending on the state, the cost and timeline to receive your Certificate of Good Standing will vary.

 

| **State** 	| **Abbreviation** 	| **Official Document Name** 	| **Cost** 	| **Website** 	|
|---	|---	|---	|---	|---	|
| Alabama 	| AL 	| Certificate of Existence 	| $25 	| [Alabama Secretary of State](https://www.alabamainteractive.org/sos_eCertificate/welcome.action) 	|
| Alaska 	| AK 	| Certificate of Compliance 	| $10 	| [Alaska Division of Corporations, Business & Professional Licensing](https://www.commerce.alaska.gov/web/cbpl/) 	|
| Arizona 	| AZ 	| Certificate of Good Standing 	| $45 	| [Arizona Corporation Commission](https://ecorp.azcc.gov/) 	|
| Arkansas 	| AR 	| Certificate of Good Standing 	| $25 	| [Arkansas Secretary of State](https://www.sos.arkansas.gov/corps/) 	|
| California 	| CA 	| Certificate of Good Standing 	| $5 	| [California Secretary of State](https://www.sos.ca.gov/) 	|
| Colorado 	| CO 	| Certificate of Good Standing 	| $10 	| [Colorado Secretary of State](https://www.sos.state.co.us/) 	|
| Connecticut 	| CT 	| Certificate of Legal Existence 	| $50 	| [Connecticut Secretary of the State](https://portal.ct.gov/sots) 	|
| Delaware 	| DE 	| Certificate of Good Standing 	| $50 	| [Delaware Division of Corporations](https://corp.delaware.gov/) 	|
| Florida 	| FL 	| Certificate of Status 	| $8.75 	| [Florida Department of State](https://dos.myflorida.com/sunbiz/) 	|
| Georgia 	| GA 	| Certificate of Existence 	| $10 	| [Georgia Secretary of State](https://ecorp.sos.ga.gov/) 	|
| Hawaii 	| HI 	| Certificate of Good Standing 	| $7.50 	| [Hawaii Business Express](https://portal.ehawaii.gov/business/) 	|
| Idaho 	| ID 	| Certificate of Good Standing 	| $10 	| [Idaho Secretary of State](https://sos.idaho.gov/) 	|
| Illinois 	| IL 	| Certificate of Good Standing 	| $50 	| [Illinois Secretary of State](https://www.cyberdriveillinois.com/) 	|
| Indiana 	| IN 	| Certificate of Existence 	| $10 	| [Indiana Secretary of State](https://www.in.gov/sos/business/index.htm) 	|
| Iowa 	| IA 	| Certificate of Status 	| $5 	| [Iowa Secretary of State](https://sos.iowa.gov/) 	|
| Kansas 	| KS 	| Certificate of Good Standing 	| $15 	| [Kansas Secretary of State](https://www.sos.ks.gov/) 	|
| Kentucky 	| KY 	| Certificate of Existence 	| $10 	| [Kentucky Secretary of State](https://www.sos.ky.gov/) 	|
| Louisiana 	| LA 	| Certificate of Good Standing 	| $30 	| [Louisiana Secretary of State](https://www.sos.la.gov/) 	|
| Maine 	| ME 	| Certificate of Good Standing 	| $30 	| [Maine Bureau of Corporations, Elections & Commissions](https://www.maine.gov/sos/cec/) 	|
| Maryland 	| MD 	| Certificate of Status 	| $20 	| [Maryland Department of Assessments and Taxation](https://egov.maryland.gov/businessexpress) 	|
| Massachusetts 	| MA 	| Certificate of Good Standing 	| $15 	| [Massachusetts Secretary of the Commonwealth](https://www.sec.state.ma.us/cor/) 	|
| Michigan 	| MI 	| Certificate of Good Standing 	| $10 	| [Michigan Department of Licensing and Regulatory Affairs](https://www.michigan.gov/lara) 	|
| Minnesota 	| MN 	| Certificate of Good Standing 	| $50 	| [Minnesota Secretary of State](https://www.sos.state.mn.us/) 	|
| Mississippi 	| MS 	| Certificate of Good Standing 	| $27 	| [Mississippi Secretary of State](https://www.sos.ms.gov/) 	|
| Missouri 	| MO 	| Certificate of Good Standing 	| $10 	| [Missouri Secretary of State](https://www.sos.mo.gov/) 	|
| Montana 	| MT 	| Certificate of Good Standing 	| $10 	| [Montana Secretary of State](https://sosmt.gov/) 	|
| Nebraska 	| NE 	| Certificate of Good Standing 	| $10 	| [Nebraska Secretary of State](https://sos.nebraska.gov/) 	|
| Nevada 	| NV 	| Certificate of Good Standing 	| $50 	| [Nevada Secretary of State](https://www.nvsos.gov/) 	|
| New Hampshire 	| NH 	| Certificate of Good Standing 	| $25 	| [New Hampshire Secretary of State](https://sos.nh.gov/) 	|
| New Jersey 	| NJ 	| Certificate of Good Standing 	| $25 	| [New Jersey Division of Revenue and Enterprise Services](https://www.nj.gov/treasury/revenue/) 	|
| New Mexico 	| NM 	| Certificate of Good Standing 	| $25 	| [New Mexico Secretary of State](https://www.sos.state.nm.us/) 	|
| New York 	| NY 	| Certificate of Good Standing 	| $25 	| [New York Department of State](https://www.dos.ny.gov/) 	|
| North Carolina 	| NC 	| Certificate of Existence 	| $10 	| [North Carolina Secretary of State](https://www.sosnc.gov/) 	|
| North Dakota 	| ND 	| Certificate of Good Standing 	| $10 	| [North Dakota Secretary of State](https://sos.nd.gov/) 	|
| Ohio 	| OH 	| Certificate of Good Standing 	| $5 	| [Ohio Secretary of State](https://www.sos.state.oh.us/) 	|
| Oklahoma 	| OK 	| Certificate of Existence 	| $20 	| [Oklahoma Secretary of State](https://www.sos.ok.gov/) 	|
| Oregon 	| OR 	| Certificate of Good Standing 	| $10 	| [Oregon Secretary of State](https://sos.oregon.gov/) 	|
| Pennsylvania 	| PA 	| Certificate of Status 	| $30 	| [Pennsylvania Department of State](https://www.dos.pa.gov/) 	|
| Rhode Island 	| RI 	| Certificate of Good Standing 	| $50 	| [Rhode Island Secretary of State](https://www.sos.ri.gov/) 	|
| South Carolina 	| SC 	| Certificate of Existence 	| $10 	| [South Carolina Secretary of State](https://www.sos.sc.gov/) 	|
| South Dakota 	| SD 	| Certificate of Good Standing 	| $20 	| [South Dakota Secretary of State](https://sdsos.gov/) 	|
| Tennessee 	| TN 	| Certificate of Existence 	| $20 	| [Tennessee Secretary of State](https://sos.tn.gov/) 	|
| Texas 	| TX 	| Certificate of Good Standing 	| $5 	| [Texas Secretary of State](https://www.sos.texas.gov/) 	|
| Utah 	| UT 	| Certificate of Good Standing 	| $12 	| [Utah Division of Corporations and Commercial Code](https://corporations.utah.gov/) 	|
| Vermont 	| VT 	| Certificate of Good Standing 	| $25 	| [Vermont Secretary of State](https://sos.vermont.gov/) 	|
| Virginia 	| VA 	| Certificate of Fact of Existence 	| $10 	| [Virginia State Corporation Commission](https://cis.scc.virginia.gov/) 	|
| Washington 	| WA 	| Certificate of Existence 	| $20 	| [Washington Secretary of State](https://www.sos.wa.gov/) 	|
| West Virginia 	| WV 	| Certificate of Good Standing 	| $10 	| [West Virginia Secretary of State](https://business.wv.gov/Pages/default.aspx) 	|
| Wisconsin 	| WI 	| Certificate of Status 	| $10 	| [Wisconsin Department of Financial Institutions](https://www.wdfi.org/) 	|
| Wyoming 	| WY 	| Certificate of Good Standing 	| $5 	| [Wyoming Secretary of State](https://sos.wyo.gov/) 	|
| Washington, D.C. 	| DC 	| Certificate of Good Standing 	| $55 	| [District of Columbia Department of Consumer and Regulatory Affairs](https://dcra.dc.gov/) 	|

 

## Certificate of Existence

 

Several states refer to their certificate of good standing as a "Certificate of Existence".

 

## Certificate of Fact

 

Texas is one of the only states that calls their certificate of good standing a "Certificate of Fact".

 

## Certificate of Status

 

Several states, including Maryland, refer to their certificate of good standing as a "Certificate of Status".

A Certificate of Good Standing certifies your business is current with taxes and filings, issued by the state where your business is incorporated.

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Certificate of Good Standing Explained

Certificate of Good Standing

## How do you access investment property inventory?

 

We've polled hundreds of acquisitions professionals, specifically focused on single family rental property and fix and flip. The feedback is unanimous: *inventory is the number one constraint, the market is starving for inventory.*

 

## OfferMarket is the fastest growing investment property marketplace

 

OfferMarket is an investment property marketplace. Every day, exclusive and off-market listings for single family homes are posted on OfferMarket. You won't find these listings on the MLS. In many cases, you will only find them on OfferMarket. 

 

If you're a real estate investor, you need to [subscribe to OfferMarket deal flow](https://www.offermarket.us/survey/subscribe/deal-flow) to access exclusive and off-market single family listings in your target markets.

 

## What kind of inventory is available on OfferMarket?

 

- Turnkey, leased rental properties
- Distressed single family houses

 

## Who lists inventory on OfferMarket?

 

- [Wholesalers](https://www.offermarket.us/wholesalers)
- [Landlords](https://www.offermarket.us/blog/tired-of-being-a-landlord-sell-your-rental-property)
- [Distressed sellers](https://www.offermarket.us/sell-my-house-fast)
- [For Sale By Owner](https://www.offermarket.us/guides/how-to-sell-a-house-by-owner) (FSBO) DIYers

 

## In what markets does OfferMarket have inventory?

 

Access [exclusive and off-market inventory](https://www.offermarket.us/listings) across hundreds of markets nationwide! Here are some of our most active markets:

 

- Greater Baltimore, MD
- Phoenix, AZ
- Jacksonville, FL
- South Florida
- Indianapolis, IN
- Louisville, KY
- Columbia, SC
- Atlanta, GA
- Greater Philadelphia, PA

## [Browse all inventory](https://www.offermarket.us/listings)

 

## Who subscribes to OfferMarket deal flow?

 

- Hedge funds
- Private Equity funds
- REITs
- Local and independent rental and fix and flip investors

 

## Where's your deal flow coming from? [Subscribe to OfferMarket Deal Flow](https://www.offermarket.us/survey/subscribe/deal-flow)

OfferMarket is the fastest growing investment property marketplace, offering easy access to exclusive, off-market real estate inventory.

Deal Flow - OfferMarket Is The Fastest Growing Investment Property Marketplace

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Deal Flow: Fast-Growing Property Marketplace - OfferMarket Blog

Deal Flow: The Fastest Growing Investment Property Marketplace

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Rental Loans

A fourplex is another word for quadplex. Please visit our [quadplex](https://www.offermarket.us/real-estate-glossary/quadplex) overview to learn more. 

 

#### Related concepts:

 

- [SFR](https://www.offermarket.us/real-estate-glossary/sfr)
- [Duplex](https://www.offermarket.us/real-estate-glossary/duplex)
- [Triplex](https://www.offermarket.us/real-estate-glossary/triplex)
- [Quadplex](https://www.offermarket.us/real-estate-glossary/quadplex)
- [House Hacking](https://www.offermarket.us/real-estate-glossary/house-hacking)

A fourplex is a 4-unit house. Fourplexes are very attractive to rental property investors. There's more to learn about fourplexes at OfferMarket. 

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What is Fourplex in real estate?

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