How to find the ARV

Question

Hello BiggerPockets, I'm wondering if there is a resource out there that shows how much a home improvement project will affect its value. For example, if you installed new windows on a house, how much would the value of the house increase?

I'm currently managing two units that are in need of a refresh, but I'm wondering how to best prioritize the list of projects.

Thanks in advance!

Ricardo R. · Answer

Hey Jason,

That’s a really smart question — figuring out how each upgrade moves the needle on value is the heart of nailing your ARV. There’s no universal chart that says “X project = Y increase,” because the impact depends on your market and comp set, but here are some realistic, data-backed estimates and rules of thumb investors use:

1. Windows – Great for both appraisals and rentability. Expect about a 60–75% return on cost in most markets. If you spend $10K on windows, that typically adds $6K–$7.5K in appraised value. It won’t blow up your ARV, but it helps your energy efficiency, appraisal photos, and tenant quality.

2. Kitchens – Still the king of ROI. A midrange kitchen remodel of $20K–$25K usually adds $15K–$20K in value (about 75–80% ROI). Even smaller updates — new cabinets, counters, and lighting — can add $10–15 per sq ft in perceived value when appraisers compare it to dated comps.

3. Bathrooms – Slightly lower ROI but still strong. Budget $8K–$12K per full bath and expect around 60–70% value lift. New tile and vanities go a long way.

4. Flooring & Paint – These are “curb appeal multipliers.” You won’t get a dollar-for-dollar value bump, but they help justify top-of-market comps. If you spend $5K repainting and $7K on flooring, you might see $10K–$15K added to your ARV simply because the house looks turnkey.

5. Mechanical Systems (roof, HVAC, plumbing) – These are more about protecting value than increasing it. They don’t add much perceived value but prevent appraisers or buyers from discounting the home. A new roof might cost $9K and only raise value by $5K, but it keeps buyers from knocking off $15K in negotiations.

6. Curb Appeal & Landscaping – Modest returns, around 50–60%, but a big deal for tenant attraction and resale.

So, in Pittsburgh, the best approach is to pull your ARV from the top three recently sold comps that match your size, layout, and finish level after rehab. Then work backward: what level of improvement do those comps show, and what’s missing from your property?

In other words, if your comps are selling for $250K and your current property is worth $180K, you’ve got about $70K of potential lift to play with. If your total renovation cost (windows, kitchen, bath, paint, etc.) comes in under $50K, you’re in solid BRRRR territory. Jason, I hope this helps you a bit, I know it's a bit beyond the question about windows but if you're doing a project maybe my list will help you prioritze, I sent you a DM on BP... it's one of the reasons I do this, I hope you can assist. Thank you in advance.

Allie McAlister · Answer

Hey Jason!

Great question - figuring out ARV can definitely be tricky, especially when you’re trying to prioritize projects and see what will move the needle most.

There are some general rules of thumb (like Ricardo mentioned), but ARV really comes down to your local market and recent comparable sales. The best way to get an accurate number is by connecting with an agent who works with investors - They’ll pull comps and give you a realistic ARV range based on the rehab scope and location. They have access to Data to pull comps using the same criteria that appraisers do.

I’m an agent on Dean Harris' team at CrestCore Realty in Memphis, and that’s exactly what we help our investor clients with every day - running numbers, analyzing comps, and lining up value-add projects that actually make sense. If you’d like, I can share how we handle ARV analysis down here to give you a framework you can apply in your own market too.

Best of luck!

Caleb Brown · Answer

I would look at comps. Those will give you numbers along with finishes. Exterior matters a ton. Gives first impression. Landscaping, paint, trim, grading, etc. Inside the kitchen and bathrooms are important. These can vary on what you do but new cabinets or fronts, countertops, backsplash, appliances, hardware, etc are nice touches. Bathrooms same thing. You don't want to overdo things so again comps are your guide.

Michael Hernandez · Answer

Good question, Jason. The truth is, there is no single chart that tells you exactly how much value each upgrade will add, because it depends on your market and what buyers or renters in that area care about most. A good approach is to talk with a local appraiser or real estate agent who works with investors and ask what features are helping homes sell faster or rent for more right now. You can also look at recent sales nearby and note what updates those homes have. What’s in it for you is that this helps you spend money where it actually boosts value or rent, instead of just making the place look nicer without much return.

Jake Baker · Answer

@Jason Milko

How to drive ARV (my opinion)

- Improvements that drive the ARV the most: Roof, New Kitchen & Bathrooms, Flooring, Paint

- Improvements that DON’T drive the ARV as much: Windows, Landscaping, Driveway, Rough Plumbing & Electrical

As a general rule, kitchens, baths, and curb appeal upgrades give the best return; things like windows or mechanicals help with appraisal and marketability but don’t always boost ARV dollar-for-dollar.

How to find the ARV

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