How did these two cash buyers come up with the same ARV for a zip?

[Arthur Hernandez]

I had a property that did not have good comps and were not comparable, I didn't follow the gold standard comps (-10%-+10% sqft, 1 year difference, same bedroom/bath, etc...). I found two cash buyers and they told me similar things like the 3 comps I provided were not in Como in Fort Worth, they were in other areas (neighborhoods). And the cash buyers told me the exact same ARV which is $220k-$240k. I just want to know how did they get this exact same data. I asked Gemini AI, and gave me some inaccurate data. But the closest I got was this but still was off:

When cash buyers land on the exact same After Repair Value (ARV), it's usually because they are looking at the same "Golden Trio" of comparable sales (comps) in the Como neighborhood.

For 5301 Bonnell Ave, they likely pulled these specific metrics to hit that $220k–$240k range:

1. The Proximity Comps (The "Low" End)

Buyers look for properties within 0.5 miles that have sold recently. There are several properties on Bonnell and nearby Fletcher/Kilpatrick that support a lower baseline:

• 5324 Kilpatrick Ave: Sold for approx. $243,000 (3 bed, 2 bath, similar sqft). This is a strong ceiling for the immediate blocks.
• 5301 Fletcher Ave: Estimated around $202k–$207k.
• 5317 Bonnell Ave: Recently estimated at $186k–$192k.

By averaging these, a conservative buyer sees $220k as a safe "floor" for a renovated 3-bedroom in that specific pocket.

2. Price Per Square Foot Analysis

The house is roughly 1,413 sqft. In the 76107 zip code, specifically the Como area, renovated "standard" finishes typically trade between $155 and $175 per square foot.

• $155 * 1,413 = $219,015
• $170 * 1,413 = $240,210

This math is almost certainly why you are hearing that specific $220k–$240k range repeatedly; it's the standard "investor's box" for this square footage in Como.

Gemini AI told me to look up 1) Realtor.com (Quantarium AVM) 2) Propwire (Investor Filters) 3) Movoto (Neighborhood-Level Data) 4) Stessa or BatchLeads. But these tools still do not give me the ARV the two cash buyers gave me. Can someone tell me how they got this?

[Chris Seveney]

Why don't you pick up the phone, call them, and ask them how they got to those comps? Tell them you're looking to continue to learn more about the area and curious how they come up with those numbers so in the future you have better pricing and can send them more streamlined deals.