🚀 Quick Start

1. Enter the property address — start typing and pick from autocomplete, or tap "use this address" to enter manually.
2. Set property details — beds, baths, square feet, condition, rehab level, and property type.
3. Tap Analyze — accept the disclaimer and FlashComp will pull comparable sales.
4. Review the results — ARV, Buy Box (MAO), strategies, and the comp map.

🏠 Property Inputs Explained

Address

Use the autocomplete dropdown for the cleanest geocode. If your address isn't found, tap "use this address" to force it through.

Beds, Baths, Sqft

Comps are filtered to properties with similar specs. Get these as accurate as possible — sqft has the biggest impact on ARV.

Condition

Five tiers from Distressed to Excellent. This adjusts the rehab estimate and the strategy mix.

Rehab Level

How much work the property needs:

• Cosmetic — paint, fixtures, minor updates
• Light — kitchen/bath refresh, flooring
• Moderate — full kitchen + baths, some systems
• Heavy — gut renovation, major systems
• Full — down-to-studs rehab

Property Type & Year Built

Filters comps to similar property types. Year built is used as a sanity check on aged comps.

Stories

Choose Auto to let comp data decide, or lock to 1 Story or 2+ Stories. A 2-story home with the same sqft as a 1-story has a smaller footprint and a different buyer market — locking the count prioritizes matching comps and flags any that differ.

🌳 Vacant Land Mode

Select Property Type → Vacant Land to switch FlashComp into land-investor mode. The form rearranges to ask for the inputs that drive land value — lot size, zoning, road access, and available utilities — and hides the home-specific fields (beds/baths/sqft/condition/rehab).

How land valuation works

Land comps are sparse, so we search a much wider area (3–10 miles, up to 24 months back) for recently-sold lots with the same zoning and similar acreage. Then we calculate value two ways:

• Method 1: Median $/Acre × your acreage — the headline number
• Method 2: Trimmed Mean × your acreage — drops outliers from top/bottom 10%

The range shows the 25th–75th percentile spread so you see how reliable (or wild) the comp data is.

Land buy-box (no 70% rule)

Land doesn't use the 70% house-flipping rule. We follow industry-standard percentages for land:

• Wholesale — FMV × 35% (typical active / direct-mail wholesaler)
• Buy-and-Hold — FMV × 55% (speculation / appreciation play)
• Owner-Finance — FMV × 70% (sell with terms, collect interest)

Reality check

📊 Reading Your Results

🎯 ARV (After Repair Value)

The estimated value if the property were renovated to neighborhood standard. Calculated two ways and averaged:

• Sales Comp Method — averages the prices of nearby sold comps
• Price/Sqft Method — median PPSF × your subject sqft

The range shows the spread between low and high comps so you know how much variance there is.

💰 Buy Box (Max Allowable Offer)

FlashComp uses the industry-standard 70% rule:

MAO = (ARV × 70%) − Rehab Budget

This is the most you should pay to leave a healthy margin for a flip or wholesale.

📈 Strategy Cards

• Wholesale — assignment-friendly target price (typically 65% of ARV minus rehab)
• Flip — fix-and-flip target (70% of ARV minus rehab)
• BRRRR — buy-rehab-rent-refi-repeat target accounting for cash-out refi

🎯 Confidence Score

Reflects how reliable the ARV is, based on comp count, recency, distance, and similarity. High = trust the number. Low = verify manually.

📍 The Comp Map

Each pin = one sold comp. Tap a pin to see its details, or tap the comp card below the map. Pin colors match card numbers.

🖌️ Highlight Tool (paint-to-exclude)

Use this when comps cross a barrier — a highway, river, or neighborhood line — that shouldn't be averaged in.

1. Tap the 🖌️ highlighter button at the top-right of the map.
2. Drag your finger or mouse across the area you want to exclude. A red zone forms.
3. Release — comps inside the zone are removed and the ARV recalculates instantly.
4. Tap ↩️ Undo to remove the last zone, or 🗑️ to clear all zones.

🕒 Search History

Your recent analyses are saved automatically. Tap the Recent Searches dropdown on the home screen to revisit one. Use the trash icon to delete entries you don't need.

📈 Market Pulse

If your subject area has active or pending listings nearby, FlashComp shows them so you can gauge current demand. These don't count as comps but help you read the market temperature.

🐛 Reporting Issues

Hit a bug, weird result, or wrong comp? Open ⚙️ Settings → Report a Problem. Add a screenshot and a short description and we'll review every report.

⚠️ Important