How ARV is calculated

The core formula

ARV equals the median adjusted price per square foot of the comp set, multiplied by the subject property's square footage. Simple in concept, but the adjustments are where the accuracy lives.

Adjustments applied

Each comp's PSF gets adjusted before the median is taken. Adjustments come from differences in sqft, lot size, beds, baths, year built, and condition tier. The bigger the difference, the larger the adjustment.

• Square footage gap (every 200 sqft of difference)
• Lot size delta
• Bedroom and bathroom count
• Year built within 10 years vs older
• Condition tier (renovated, original, distressed)

Confidence score

Every ARV ships with a confidence rating: high, medium, or low. High means tight comps in similar condition within 0.5 miles sold in the last 6 months. Low means the engine had to stretch on radius or age — verify manually before making the offer.

When to trust it vs override

Trust the ARV when confidence is high and you recognize the comp set. Override when you have local knowledge — a recent flip on the same block, a neighborhood transition, or a deal-specific factor the engine can't see (HOA litigation, school zone change, etc).

Sanity check yourself

Pull up Zillow's Zestimate and Redfin's estimate as a gut check, but never anchor to them. They're algorithmic and don't apply appraisal rules. Rinsed's ARV is the closer of the three to what an actual appraiser will sign off on.

ARV stands for After Repair Value — what the property is worth fully renovated based on recent comparable sales. Rinsed uses appraisal-grade math to get to a defensible number, not a Zestimate.