“How are you adjusting ARV assumptions in today’s market?”

[Robert Street]

With markets feeling more segmented lately, I've been rethinking how I anchor ARV during early deal analysis.

Instead of relying on a single comp or peak-sale comparison, I’ve been leaning toward:
• ARV ranges (low / mid / high) rather than one number
• Heavier weighting on the most recent 60–90 day sales
• Noting spread between list vs. sold prices in the same pocket
• Treating appreciation as a bonus, not a given

I’m finding that even within the same zip code, buyer demand and pricing tolerance can shift block by block depending on condition, financing availability, and buyer profile.

Curious how others are handling market data right now:
Are you tightening ARV assumptions, using wider ranges, or changing how you comp altogether?