Investors & borrowers

After-repair values you can underwrite

As-is and ARV appraisals for flippers, rental investors and hard money borrowers. Know the real exit number before you buy.

Request a quote Call or text (210) 500-7880

Before you buy

Private as-is + ARV

Two values in one report: what it is worth today, and what it will be worth after your planned repairs. Built for your decision, not the lender's.

For your lender

Hard money & private lending

As-is and subject-to-completion appraisals for private and hard money lenders, direct or through their AMC.

Rentals

DSCR & rent schedules

Market rent analysis alongside the appraisal for DSCR loans and buy-and-hold investors.

How appraisers look at your ARV

Most busted flips are not bad renovations. They are bad comps. These are the rules an appraiser works from.

Same finish level

A builder-grade flip is not compared to a custom remodel. Match the comps to the renovation you are actually doing.

Start next door

The closest recent sale is usually the best one. Comps rarely cross a highway, a school district line or a big change in neighborhood.

Similar size

Roughly 20% bigger or smaller. A buyer shopping for 1,500 square feet is not touring 2,400.

Recent sales

The last 6 months carry the most weight, 12 at the outside. In a shifting market, old sales can mislead.

The neighborhood ceiling

Every area has a top. Renovating past it adds cost, not value.

What you can't fix

Backing a highway, a commercial lot or an awkward floor plan limits value no matter how nice the kitchen is.

Try it yourself: Think Like an Appraiser

Plug in a subject and three comps and watch how adjustments move the number. A free teaching tool, not a valuation.

Open the tool

Common questions

What do you need from me for an ARV?

The address, the purchase contract if you have one, and your scope of work with a budget: what is being replaced, added or reconfigured. Photos help. The after-repair value is based on that plan, so the more specific it is, the more useful the number.

My hard money lender already orders appraisals. Why would I order one?

Your lender's appraisal is for the lender and usually happens after you are under contract. A private ARV appraisal is for you, before you commit, so you know whether the deal works at your price.

Do you do appraisals for hard money and DSCR lenders?

Yes. We appraise for private and hard money lenders and for DSCR loans with rent schedules, both direct and through AMCs.

Why did my ARV come in lower than the flip down the street?

Usually one of four reasons: that sale had a different level of finish, it was on the other side of a major road or school boundary, it was a different size, or it sold in a different market. The tool below lets you see how each one moves the number.

Run the deal past an appraiser

Send the address and your scope of work. You will get a quote and an honest read on whether an ARV appraisal makes sense for this deal.

Serving San Antonio and Bexar, Comal, Guadalupe, Hays and Kendall counties.