I'm getting ready to make an offer on a property listed at $299k in American Canyon, CA (Bay Area). The ARV,based on some pretty solid comps, is around $405k plus. Will likely use a hard money lender and a private lender/partner to fund the deal. I'm trying to figure out how to accurately and carefully run my numbers to come up with a good maximum offer. I get that I have to figure out purchase, holding, and selling costs, but I'm wondering how best to determine those numbers with enough confidence for my market area. Any solid guidance/answers appreciated! Thank you!

Your most important factor is not discussed. What are you buying for? Rental, Fix & Flip, wholesale?

@Jerome Hawkins I'm pretty new to REI but, in addition to what @Mike Bolen said, I think you would want to share your estimated repairs.

I believe the rule of thumb for flipping (which is what it sounds like you're doing) is 75% of ARV - repairs. Assuming your repairs are minimal, sounds like your $299k is in the ballpark.

Thank you both for replying. Unfortunately, someone swooped in and offered "way over the listing price" according to the listing agent. I'm not surprised as the listing price and ARV justified that move. Learning and more learning.