How we judged
One question separates ARV tools: does it find the comps, or do you? An ARV is only as good as the comparable sales behind it, so a calculator that pulls real sold comps for an address — and shows you each one so you can judge it — does the hard part. A blank form that multiplies numbers you already found is a convenience, not an analysis. We also weighed whether there is a genuinely free way to use it and whether the ARV connects to full deal math (rehab, holding, financing, profit) or stops at one number.
Full disclosure: PropDeal is our product. Everything below is based on each product’s public pages as of July 30, 2026 — if something has changed, tell us and we will fix it.
| Tool | Best for | Address → sold comps pulled for you | Free to try |
|---|---|---|---|
| PropDeal (that’s us) | Comps you can see, pick and defend — plus full flip math | Yes — on a map, each comp match-scored | Yes — no account needed |
| PropLab | Fast AI underwriting reports | Yes | Yes |
| Pellego | Appraiser-style comp adjustments | Yes, in its covered MLS markets | Yes |
| DealCheck | Multi-strategy analysis on mobile | Partial — imports property data; you confirm comps | Limited free plan |
| Rehab Valuator | Rehab budgeting and investor marketing docs | No — you bring the comps | Lite version |
| New Silver ARV Calculator | One quick ARV number | Basic | Yes |
| Your own spreadsheet | Full control | No | Yes |
PropDeal — comps you can see, pick and defend
Type an address and PropDeal pulls the property record and recent sold comparables onto a map — the gold pin is your subject, each comp carries a match score for size, beds, baths, year and distance, and you tick the comps you trust. The ARV recalculates from your picks, so the number is never a black box: it is specific sales you chose, which is exactly what a lender will ask you to defend. The same page runs the flip math live — profit, ROI, the 70%-rule max offer — and a free account extends it to real financing terms, a scope-based rehab estimate, flood and zoning, and a lender-ready report. The calculator and address lookups are free with no account.
PropLab — fastest to a finished report
PropLab’s angle is speed: address in, AI-underwritten report out, with comps, an ARV, a rehab estimate and an offer number in about a minute. If you triage a high volume of wholesale leads and want a machine’s first pass on each, it is genuinely quick. The trade-off is the flip side of the speed — the more the pipeline is automated, the less you interrogate individual comps, and the ARV is where deals are won or lost.
Pellego — the comp analyst’s choice
Pellego does the most appraiser-like comp work of anything on this list: it curates comps it believes are in renovated condition and lets you make line-item adjustments for differences like garages, bathrooms and square footage. It is free to use — the software is funded by its parent real-estate brokerage — and strongest in the markets where that brokerage holds MLS memberships (California, Washington and parts of Florida). If you flip inside its coverage and love granular comp adjustment, it is excellent; national coverage and wholesaler workflows are not what it is built for.
DealCheck — the multi-strategy workhorse
DealCheck is a mature, well-liked analyzer for flips, rentals, BRRRR and wholesaling with first-class mobile apps. It imports property data and recent sales so you are not starting from a blank page, and its projections are thorough. It leans toward you confirming the numbers rather than building the ARV from scored comps for you — closer to a very good calculator than an automated comp engine. The free plan is limited; the full feature set is subscription.
Rehab Valuator — marketing docs first
Rehab Valuator’s strength is what happens after you have a number: rehab budgeting and polished presentation documents for lenders and partners. The ARV itself is yours to supply from comps you found elsewhere. The lite version is free.
New Silver’s free ARV calculator — quick and simple
A free single-purpose widget from a hard-money lender: address in, comps-based ARV out. Good for a fast sanity check; it is deliberately simple, so there is no comp-by-comp control and no connected deal math.
Your own spreadsheet — maximum control, zero data
Plenty of experienced flippers run their whole business from a spreadsheet, and for the math that is fine — the formula is one line. What the spreadsheet cannot do is find and score the comps, which is most of the work and all of the risk. If you go this route, pair it with wherever you get reliable sold data, and read our guide to calculating ARV for the comp-selection rules.
The verdict
- You want the comps found, shown and under your control: PropDeal. That combination — automatic sold comps you can individually judge, connected to full deal math, free without an account — is the gap the others leave, and it is the product we built.
- You want the fastest possible machine-made report: PropLab.
- You flip in its markets and love line-item comp adjustment: Pellego.
- You analyze many strategies and live on your phone: DealCheck.
- You need lender-facing marketing docs: Rehab Valuator.
The fastest way to judge any of this is to run a real address and look at the comps yourself.
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