Your buyer does not care what you paid. They care what the house is worth fixed up — the after-repair value (ARV) — minus the work and their margin. Comp it the way they will, and your deals sell themselves.
Pull the right comparables
- Recently sold, not listed. Asking prices are hopes; sold prices are facts.
- Close by and similar. Same neighborhood where you can, similar size, age, and style.
- Recent. The fresher the sale, the better it reflects today's market.
Adjust honestly
No two houses are identical. Adjust up or down for size, condition, garages, lots, and updates. If you have to stretch to make the number work, the number does not work.
Then back the math out
Start from ARV, subtract a realistic repair estimate and your buyer's required margin, and what is left is roughly the most a buyer will pay you. Tie the property up below that and you have a deal instead of a wish.