Fix and Flip ARV After Repair Value 2027 Calculator
Calculate the After Repair Value (ARV) and max allowable offer (MAO) for fix-and-flip deals in 2027. Includes 70% rule analysis, hard money costs, holding period, all-in profit.
| ARV | — |
| 70% Rule MAO (ARV × 0.70 - Rehab) | — |
| Purchase Price | — |
| Rehab Cost | — |
| Hard Money Interest (Loan × Rate × Months/12) | — |
| Hard Money Points (upfront) | — |
| Holding Costs (Utilities × Months) | — |
| Total Closing (Buy + Sell) | — |
| All-In Cost | — |
| Net Profit (ARV - All-In) | — |
| Profit Margin (Profit ÷ ARV) | — |
ARV (After Repair Value) is the market value of a property after renovation. Sophisticated flippers compute ARV from at least 3-5 sold comps within 0.5 miles and 90 days, adjusted for size, condition, beds/baths. Max Allowable Offer (MAO) under the 70% rule: ARV × 0.70 - Rehab Cost. 2027 hard money rates: 11-13% + 2-4 points. Source: NAR Existing Home Sales 2026, ATTOM Flip Report Q4 2025.
How to Pull a Defensible ARV in 2027
Use 3-5 sold comparable sales within 0.5 miles, sold within last 90 days, similar bed/bath count (±1), similar sqft (±15%), similar condition (renovated/move-in ready). Pull from MLS, ATTOM, or PropStream. Reject comps that include seller concessions over 3%. Average price-per-sqft × your sqft = preliminary ARV. Adjust for condition delta (your renovated vs comp's renovated).
2027 Hard Money Costs
Hard money lenders (Kiavi, Lima One, RCN Capital, Lightning Docs) charge 11-13% interest + 2-4 points in 2027. Loan-to-cost (LTC) typically 85-90% of purchase + 100% of rehab held in draws. Average flip carries 4-6 months — that's 4-7% of loan in interest alone. Many flippers miss this in initial underwriting and end up with razor-thin profit.
The 70% Rule and When to Break It
MAO = ARV × 0.70 - Rehab Cost. Built-in 30% margin covers hard money costs + holding + closing + profit. In tight markets, sophisticated flippers go to 75-80% rule if they have cash reserves, can flip in under 3 months, or have lower-cost capital (private money at 7-8% instead of 11-13%). Never go above 80% without extraordinary advantages (off-market deal, cash buyer waiting).
Last updated May 2026. Sources: ATTOM Home Flipping Report Q4 2025, NAR Existing Home Sales 2026.