Manual ARV Override
Deal Run calculates a recommended ARV based on comparable sales, condition evaluation, and automated adjustments. In most cases this number is reliable and well-supported by the data. But there are situations where you have local knowledge, market intelligence, or property-specific information that the algorithm does not account for. In those cases, you can override the recommended ARV with your own number.
This guide explains when an override makes sense, how to set one, what it changes downstream, and the risks of overriding without adequate support.
When to override the recommended ARV
An ARV override is appropriate when you have credible information that the algorithm cannot see. Here are the most common scenarios.
Local market knowledge
You live in the neighborhood, you have closed deals on the same street, or you have a relationship with agents who are active in the area. You know that the subdivision across the highway is not comparable even though it falls within the search radius. You know that a specific builder in the area commands a premium. You know that a new school zone change is about to take effect that will shift values. This type of hyperlocal knowledge is exactly what algorithms miss, and it is the most common valid reason for an override.
Recent unreported sales
MLS data has a lag. A sale that closed yesterday may not appear in Deal Run's comp search for 1 to 3 days, sometimes longer depending on how quickly the listing agent updates the MLS. If you know about a very recent sale in the immediate area that has not yet appeared in the data, and that sale would materially change the ARV, you can override to account for it.
Similarly, off-market transactions (investor-to-investor sales, foreclosure auction results, estate sales handled by attorneys) may never appear in MLS data. If you have verified information about a recent off-market transaction that is relevant to your subject's value, an override can incorporate that data point.
Unique property characteristics
Some properties have features that the comp algorithm cannot properly value. Examples include:
- An unusually large lot in a neighborhood of standard lots (the lot alone may carry significant additional value or subdivision potential)
- A property with a legal accessory dwelling unit (ADU) or guest house that adds rental income potential
- A waterfront or view property in an area where most comps are interior lots
- A property zoned for commercial use in a transitioning area where residential comps understate the land value
- A property with recent improvements that are not captured in MLS data (a new roof, HVAC system, or foundation repair that the previous owner completed but the listing does not mention)
Planned improvements beyond standard rehab
If your buyer plans to add square footage (a room addition, garage conversion, or second story), the standard ARV based on the current footprint will understate the post-renovation value. You might set a higher ARV that reflects the value of the expanded home, using comps that match the planned future size and configuration rather than the current one.
How to set a manual ARV
On the comp analysis page, the recommended ARV is displayed in a prominent card at the top of the page. Next to the ARV number, there is an edit icon (pencil). Click it to enter override mode.
A text field appears where you can type your override value. Enter the dollar amount without commas or dollar signs (Deal Run formats it automatically). Below the field you will see:
- The recommended ARV for reference, so you can see how your override compares
- The percentage difference between your override and the recommended value
- A text area where you can enter your reasoning for the override
Click "Save Override" to apply your number. The ARV displayed throughout your analysis will now show your override value with a small indicator noting that it is a manual override, not the algorithm's recommendation.
To remove your override and revert to the recommended ARV, click the edit icon again and click "Use Recommended" at the bottom of the override panel.
How the override affects downstream calculations
Your ARV flows into every calculation in your deal analysis. When you override it, all of the following update immediately.
MAO (Maximum Allowable Offer)
The MAO formula is directly dependent on ARV. If the recommended ARV is $240,000 and your override is $260,000, the standard 70% MAO changes from $128,000 to $142,000. That is a $14,000 swing in how much you can afford to pay for the contract. See MAO Calculator for the full breakdown.
| ARV | 70% MAO (with $40K repairs) | Difference |
|---|---|---|
| $240,000 (recommended) | $128,000 | -- |
| $250,000 (override +4%) | $135,000 | +$7,000 |
| $260,000 (override +8%) | $142,000 | +$14,000 |
| $230,000 (override -4%) | $121,000 | -$7,000 |
Marketing price
If you are using Deal Run's marketing package to create a deal page, the marketing price is typically based on the MAO formula. A higher ARV override results in a higher marketing price, which your buyers will evaluate against their own comp analysis. If your marketing price is higher than what a buyer's comps support, the deal will not generate offers.
Assignment fee
Your assignment fee is the gap between your contract price and the marketing price. Since the marketing price is driven by ARV, an ARV override directly affects the implied assignment fee. A $14,000 increase in marketing price could mean a $14,000 larger assignment fee if your contract price stays the same -- or it could mean you pay $14,000 more for the contract and keep the same fee.
Buyer profit estimates
The exit strategy calculations on the deal analysis page show your buyer's estimated profit for each strategy. A higher ARV increases the buyer's projected sale price, which increases their estimated profit. But remember that your buyer will run their own comps. If your override is not supported by data they can verify, they will question the entire analysis and may pass on the deal.
Risks of overriding without support
Overriding the ARV is a powerful tool, but it carries risk. An unsupported override can lead to several problems.
Overpaying for the contract
If you override the ARV upward and then use the inflated MAO to justify a higher offer to the seller, you are committing more money to a contract based on your opinion rather than data. If the market does not support your ARV, you will struggle to assign the contract and may lose your earnest money and option fee.
Losing buyer trust
Experienced investors will run their own comps on every deal they evaluate. If your marketing price is based on an ARV that is $20,000 above what their analysis shows, they will either pass immediately or negotiate your price down. Repeatedly sending deals with inflated ARVs will cause buyers to stop opening your emails.
Deal flow reputation
Your reputation as a wholesaler is built on the accuracy and honesty of your deal analysis. A track record of accurate ARVs means buyers trust your numbers and respond faster. A track record of inflated ARVs means your deals go to the bottom of every investor's review pile.
Best practice: If you override the ARV, always document your reasoning in the notes field. "ARV overridden to $260K based on 3 verified off-market sales on same street in January 2026" is defensible. "ARV overridden to $260K because I think the neighborhood is worth more" is not. When you share the deal with buyers, they may see the override indicator, and having a documented rationale demonstrates professionalism.
Re-running comps after an override
An ARV override does not change your comp search results. The comps on the map and in the grid remain the same. The override simply replaces the final ARV number that flows into downstream calculations.
If you want to actually change the comps underlying your analysis (for example, to exclude outliers or include a specific comp you know about), use the comp filter tools and individual comp selection checkboxes in the grid view. The recommended ARV will recalculate based on your selected comps. If the recalculated ARV is closer to what you believe is correct, you may not need the override at all.
You can also re-run the comp search entirely by adjusting filters (expanding the radius, changing the date range, or drawing a custom map boundary). Each filter change triggers a fresh search, and the recommended ARV updates based on the new results. The override, if set, remains in place and continues to be used unless you remove it.
When the algorithm improves
As new sales close in the area, Deal Run's comp data updates. A property that sold yesterday in your subject's subdivision will appear in your comp search within 1 to 3 days. If you set an override because the comp data was stale, check back periodically. The recommended ARV may shift to align with your override as new data comes in, at which point you can remove the override and let the algorithm's number stand on its own.
Override vs comp selection
Before reaching for the override, consider whether adjusting your comp selection achieves the same result with more data support.
- Override: Use when you have information the comps cannot reflect (off-market sales, zoning upside, planned improvements beyond standard rehab, imminent market shift).
- Comp selection: Use when the algorithm's recommended comps include properties that are genuinely not comparable (wrong subdivision, wrong condition tier, across a market boundary). Deselecting those comps and keeping only the truly comparable ones will change the recommended ARV without needing a manual override.
When possible, let the data speak. A recommended ARV built from well-selected comps is more defensible to buyers than a manual override, even if both arrive at the same number.