Atlanta ARV & Comps Sanity Check (2026): screen your exit price before you chase a lead

Important: This is not an appraisal, not investment advice, and not a substitute for a licensed professional. It is a screening workflow to avoid wasting time on leads that cannot work at realistic exit prices.

Step 1: Lock the “identity” of the property (so you do not comp the wrong thing)

Before you look at comps, confirm the basics. If you cannot confirm quickly, underwrite uncertainty as a buffer.

• Property type (single-family, townhome, condo, small multifamily)
• Approximate heated square footage and bed/bath count
• Lot size and access (corner lots, unusual shapes, shared driveways)
• Any obvious constraints (busy road, railroad proximity, odd layout, flood/drainage signals)

Step 2: Choose comps that actually compete (not the prettiest nearby sale)

For a fast screen, start with 3–6 sold comps that are close in time and location. If you need to stretch too far, treat the ARV as less reliable.

• Prefer comps within ~0.5–1 mile (tighter in dense neighborhoods).
• Prefer sales within the last 3–6 months (older = more “trend risk”).
• Match beds/baths and square footage as closely as you can.
• Do not comp a renovated brick bungalow against a tired frame house without adjusting expectations.

Step 3: Underwrite ARV as low / base / high (and force yourself to justify each)

A single ARV number hides risk. Use a range so you can decide whether the deal still works when reality is slightly worse than your best case.

• Low: “What if the finish level is average and the market is softer than I hope?”
• Base: “What do the most comparable, most recent sales actually support?”
• High: “What if the finish level is top-tier and the comp set is truly similar?”

Step 4: Sanity-check condition assumptions (ARV depends on what you build)

If your rehab plan is vague, your ARV is fragile. Do a quick realism check:

• Compare your intended finish level to the comps (cabinets, baths, flooring, exterior, landscaping).
• Assume you will find at least one “surprise” (systems, water, structural, permitting).
• Use the rehab budget quick check so your scope matches your numbers.

Step 5: Watch the market signals (price cuts and days-on-market matter)

Even a perfect comp set can mislead you if the market is shifting. Quick signals to look for:

• Frequent price cuts on similar listings
• Longer days on market compared to last quarter
• Sales that close under list more often than they used to

If the market feels soft, weight your range toward low/base and keep extra margin.

A simple triage rubric (green / yellow / red)

• Green: comps are tight and recent, your rehab scope is clear, and the deal pencils at the base case.
• Yellow: comps require stretching, condition is unclear, or the deal only works at the high case.
• Red: you cannot find competitive comps, or the deal fails at the low/base case.

Use lead packs as a first filter

A CSV lead pack helps you prioritize what deserves deeper diligence. Pair this screen with the due diligence checklist, then sanity-check hold scenarios using the rental cash flow quick check.