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Distressed Property Appraisal Tool

Estimate a realistic price range for a distressed home using ARV, repairs, and typical deal costs. Includes an investor MAO calculation and a seller net estimate — in seconds, for free.

ARV-based MAO formula Seller net estimate Flip, rental & seller modes Saves your inputs locally

Property Inputs

Fill in what you know — estimates are fine to start. Your inputs are saved automatically.

Property Value

After Repair Value (ARV)

What the home could sell for fully renovated. Pull recent comps within 0.5 mi.

Estimated Repairs

Include roof, HVAC, foundation, kitchen, baths, flooring, etc.

Strategy & Discount

Deal Strategy

Flip or rental MAO, or a seller-facing net estimate.

Investor Discount (% of ARV)

Standard flip rule: 65–75% depending on market and risk.

Transaction Costs

Buyer Costs (% of ARV)

Closing costs, inspections, misc. on the buy side.

Resale Costs (% of ARV)

Agent fees + seller closing costs on exit.

Holding Costs

Holding Time (months)

Typical rehab + resale or lease-up timeline.

Holding Cost / month ($)

Taxes, insurance, utilities, lawn, loan interest, etc.

Optional Adjustments

Mortgage / Liens Payoff

Used to estimate seller cash-to-you at closing.

Risk Buffer ($)

Extra cushion for unknown repairs, permits, or surprises.

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Please enter at least ARV and Repairs to calculate.

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Results

Estimates for planning only — real offers vary by market and property details.

Maximum Allowable Offer (MAO)

Enter ARV and repairs, then click Calculate.

Total Deal Costs

Repairs + buyer + resale + holding + buffer

Seller Cash-to-You

MAO minus payoff (if entered)

Quick Breakdown

Enter your numbers above to see the breakdown.

Disclaimer: This tool provides an estimate only and is not an appraisal, legal advice, or financial advice. Market conditions, repairs, liens, title issues, and local costs vary. Always verify with a licensed professional.

Trusted sources

Helpful resources for distressed property owners

Learn more about selling, valuing, and handling distressed properties from authoritative external sources — plus our own free tools.

Investopedia

What “As-Is” Means in Real Estate

Understand as-is home sales, required disclosures, and what buyers can and can’t expect when purchasing a property in its current condition.

Read on Investopedia →

Investopedia

After Repair Value (ARV) Explained

How investors calculate ARV when evaluating distressed properties — the foundational number behind every cash offer calculation.

Read on Investopedia →

CFPB · Government

Foreclosure Basics

Official guidance from the Consumer Financial Protection Bureau for homeowners facing foreclosure — your rights, timeline, and options.

Read on CFPB.gov →

HUD · Government

HUD: Buying & Selling Homes

Government resources covering homeownership, housing transitions, and assistance programs for homeowners in distress.

Read on HUD.gov →

Nolo · Legal

Selling a House With Problems

Legal considerations when selling a home with damage, defects, or code violations — what sellers must disclose and how to protect yourself.

Read on Nolo.com →

Our Free Tool

Deal Analyzer Calculator

Investors and wholesalers — calculate your MAO, projected profit, ROI, and get an instant deal verdict using our free Deal Analyzer. No sign-up.

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