How to Pull Comps for a Flip Without an Agent
To pull comps without an agent, find recently sold, similar houses close to your subject property, adjust for differences, and ignore active listings for value. You can do it with free public tools, and the work is repetitive, which is the reason people automate it. Here is the process, and where the A.I. Deal Assistant fits.
Step 1: Know What You're Looking For
A comp is a house that sold recently and is similar to yours. Sold prices show what buyers paid. Asking prices show what sellers hoped. For ARV, you want sold comps of renovated houses, since ARV is the value after repairs. Our guide to calculating ARV explains how comps become a number.
Step 2: Set the Search Box
Distance. Start close, ideally the same street or neighborhood. Widen only if you must, and don't cross barriers that change value, like a major road or a school district line.
Time. Use recent sales. Markets move, so older sales need more caution.
Size. Match square footage, bedrooms and bathrooms as closely as you can.
Type and age. Compare single-family to single-family and similar build years.
Condition. For ARV, use renovated comps. For the as-is value, use comps in the condition of your subject.
These are common rules of thumb, not formulas. Adjust the window to your market.
Step 3: Find the Sales
Listing sites show sold homes in many markets. For Cuyahoga County, the county's MyPlace site lets you search by address or parcel and view property data including transfers, building information and permits, and the county describes it as a free public service. Use it to check a comp's size, features and sale history, and its transfer history. Data on the site can lag, and the county says it isn't an official record, so verify anything you rely on.
Step 4: Make Adjustments
No two houses match. Compare each comp to the subject and adjust for the differences that buyers pay for: extra bedroom or bath, garage, lot size, finished basement, condition. Keep a note of each adjustment and why. Then look at the spread: if your comps range widely, narrow them or find better ones before you trust the middle.
Step 5: Check Against Reality
Walk the neighborhood or look at photos of the comps. The listing photos tell you the condition behind the price.
Ask a local agent or appraiser for a second opinion on a deal you are serious about.
Re-check before closing. Prices and comps change while you work the deal.
Mistakes That Skew Comps
Using list prices. They are asks, not sales.
Using as-is sales for ARV. A distressed sale is a different price point than a renovated one.
Cherry-picking. Dropping the low comp because you don't like it.
Using too few comps. One sale can be an outlier.
Ignoring the rehab number. A strong ARV doesn't help if repairs are underestimated. See how to estimate rehab costs per square foot.
Where the A.I. Deal Assistant Fits
Doing this by hand takes a while per property. The A.I. Deal Assistant starts the work for you: paste a property address or a Zillow or listing link and you get ARV from recent comps, a rehab estimate (square-footage logic plus national and local cost data), projected flip profit and a property snapshot. It works on desktop and mobile. Results are estimates to help you screen deals, not appraisals or inspections, so verify the comps with the steps above on the deals that survive. Then run the profit math in the flip profit formula or screen with the 70% rule. Buying remotely? See how to analyze an out-of-state deal.
100+ active real estate investors are already using it. Free: 10 searches, 72-hour access, no credit card. Investor Pro - Solo: $47 per month for 3,000 searches, automatic updates and batch search support.
Questions? Email support@accmgmtsolutions.com or call (216) 238-5999. — ACC Solutions team
Frequently Asked Questions
How do I find comps for a flip without a real estate agent?
Look for recently sold, similar houses close to the subject property, matching square footage, bedrooms, bathrooms, type and age. Use sold prices, not asking prices, and adjust for differences. Public tools and listing sites cover many markets.
How many comps do I need for ARV?
There is no fixed number. Use enough comps that one outlier doesn't drive the answer, and drop or adjust any that don't match the subject. Check the spread before you trust the middle.
Should I use active listings as comps?
Not for value. Active listings show what sellers are asking, while sold comps show what buyers paid. Active listings can help you see competition, not the ARV.
Can the A.I. Deal Assistant pull comps for me?
Yes. Paste an address or a Zillow or listing link and it gives ARV from recent comps, plus a rehab estimate, projected flip profit and a property snapshot. Results are estimates, not appraisals, so verify them before you make an offer.
Where can I look up property data in Cuyahoga County?
The county's MyPlace site lets you search by address or parcel and view property data such as transfers, building information and permits. The county says the data isn't an official record, so verify what you rely on.
