Best tools to analyze fix-and-flip deals with ARV and comps (2026)

The 70% arithmetic is the easy part. Flip tools differ on the ARV going into it, and that number moves the offer more than anything else you’ll type.

How much does the ARV matter?

Take a home with $45,000 in repairs and run the 70% rule at two ARVs.

A $15,000 miss on the comps costs you $10,500 of offer. So ask three things of any tool: what it does when comps are thin or disagree, whether its test takes repairs off, and where its comps come from.

The repairs question changes which homes clear. At 70% of a $300,000 ARV, a test with no repairs clears $210,000. Take off $57,750 of repairs, at the default $35 per sq ft plus 10% on a 1,500 sq ft home, and the line is $152,250. CapScout’s search runs the second test.

What does each tool do when comps are thin?

From each tool’s own site:

How do the tools compare?

Tools that find deals come first, then tools that start from an address, alphabetical within each group.

Which tools help you find the flip too?

CapScout, an AI acquisition platform, starts from the market. You set the most you’d pay as a share of ARV, and only listings at or under that share, less your estimated repairs, come back. Searching by ARV walks through the settings. Run the full analysis on one and you get the comparable homes, a written underwrite, the cash buyer’s price and, where a price still leaves a 10% margin, a negotiation target. The ARV starts from the weighted middle of up to 20 comparable listings, normally within five miles, adjusted to the home’s size and blended with the local market’s price per square foot. Comparables no longer listed count for more than those still for sale, each at its last asking price. The first 500 credits cost nothing, and packs start at $19.99 after that.

REIBrain is invitation-only, so you have to request access. It searches active listings by buy box, and its ARV comes from sold comps adjusted for distance, size, beds, baths and price per square foot. The line-item rehab budget from listing photos and the AI offer drafting start on the $129 plan.

Privy starts from nearby investor activity, and its flip comps come from completed deals. CapScout vs Privy goes further.

PropStream is built around on- and off-market sourcing, with a Fix & Flip Analyzer and a maximum allowable offer alongside its comps, from $81 a month billed annually, $99 month to month.

AI acquisition platforms for residential investors covers the same ground for rentals.

Which tool fits an address you already have?

Give GoingFlip the address, price, rehab budget, square footage and ARV, and it pulls up to eight sold homes within 1.5 miles and returns a pass, caution or fail. It’s $19 a month with five comp pulls included ($3 after that), so the bill climbs past a few deals a month.

Backflip is free for analysis and forecasts profit, ROI and cash-to-close. The company lends to flippers through a subsidiary, so expect a loan offer alongside.

DealCheck covers flips alongside rentals and BRRRRs for $10 a month billed annually, $14 month to month. It has recent sales comps and an offer calculator that finds the highest price that meets your targets.

Rehab Valuator puts its weight on the budget. Paid plans ($49 a month or $397 a year) add dynamic rehab budgets, scope-of-work sheets and actual-against-budget tracking, and the free Lite still has a max offer calculator.

FlipperForce’s own FAQ says it doesn’t find leads. It follows the project after you buy, with a rehab estimator, reports for lenders and an AI receipt analyzer that sorts expenses into the budget, and its Flip Analyzer works back from your desired profit to a maximum purchase price. Plans start at $59 a month billed yearly, or $79 month to month.

CapScout also takes a single listed address: the full analysis shows the comparable listings, the ARV range and a cash buyer’s price at 70% of the ARV (the low end of its range when the estimate is flagged) less repairs.

How do you check a tool’s ARV?

Run it on a flip that has already resold near you, as the house was before the work. The tool’s comps may include that resale, so remove it if you can. Then read what it gives you:

• Were the comps renovated? One that wasn’t drags the ARV down, and a new build pulls it up.
• A sale from 10 months ago across a main road may describe a different market, so look at the dates and distances.
• Compare the estimate to the actual resale on several homes. One miss can be the house; if the tool runs high on most of them, assume its ARVs elsewhere run high too.
• On a home with few comps, a useful tool says so and gives you a range. Three weak comps can’t support one confident number.

Vendor details come from each company’s own product, pricing and help pages, read in November 2026. Prices move, so check before you buy. General information, not financial advice.