Calculating ARV and the 70% rule

[Ugo O.]

Hello everyone,

I am about to start writing out offers and I wanted to know the general opinion on how to find proper comps in the area when calculating ARV. What has been the most reliable way for you to calculate this? I am stuck in a little analysis paralysis because I am unable to make a decision when calculating the ARV of the property. I understand I can either

1. Compare comps of recently sold homes in the last 6 months ( In this case, where do you find sale information? Zillow for some reason hides the sale prices of homes that were recently sold, so calculating this seems very hard)

2. Just calculate the average price/sqft and use this, but this isn't good because some out of date also get sold, and the likes

Finally, how closely do investors follow the 70% rule? I find it hard to find homes where the cost+rehab <= 70% of ARV. How are you able to do this? Do you buy homes that do not satisfy this rule, or do you just make lower offers so that you adhere to that rule?