Disclaimer

Every value ARVSignal shows, including the after-repair value, the as-is value and their ranges, is an estimate for underwriting an investment. It is produced by software from recorded sales and property records, without anyone inspecting the property.

It is not an appraisal. It is not prepared by a licensed or certified appraiser, does not comply with the Uniform Standards of Professional Appraisal Practice (USPAP), and is not a broker price opinion or a comparative market analysis by a licensed agent. It must not be used as a valuation for a mortgage or other loan, for insurance, for tax or estate purposes, or in court, and it must not be presented to anyone as an appraisal.

ARVSignal is a tool. Nothing in it is legal, tax, accounting, lending, investment or real estate brokerage advice, and it does not recommend that you buy, sell, offer on or finance any property. A verdict such as “strong candidate” describes how the numbers compare with the rules you set; it is not a recommendation.

We are not a real estate broker, appraiser, lender or adviser, and using ARVSignal does not make us yours. Talk to licensed professionals before you commit money.

Property facts, sales and deed histories come from county public records and from data providers we license them from. We show them as recorded and do not check them against the property.

• Records run behind. Additions, conversions, remodels and recent sales often are not in the record yet. Living area, bedroom and bathroom counts may be out of date; that is why the service asks you to verify them.
• Condition is not observed. The service has no way to see the inside of a house. Whether a comparable sale was renovated is inferred from recorded transactions, not seen.
• Some sale prices are not public. In states that do not record sale prices, a price may be modeled or taken from a listing. Where that is so, it is labeled and the confidence is lowered.
• Markets move. A value is as of the date shown on the analysis and rests on sales before it.

Where the comparable sales are too few or disagree too widely, the service gives no value. A missing value is a result, not a fault.

The confidence score describes the evidence behind an estimate: how many comparable sales there are, how closely they agree, how similar and how recent they are, and where their prices come from. It is not a probability that the estimate is right, and a high score does not guarantee a sale price. The range shown with a value is the spread of the evidence, not a promise that the property will sell inside it.

Repair figures are first-pass budgets worked out from the size of the house, its state and a level of work you choose. They are not a contractor’s bid or a scope of work, and they do not account for what an inspection would find: structure, roof, foundation, plumbing, electrical, mold, permits or code issues. Get bids before relying on a number.

Maximum offers, profit, cash flow and the other deal figures are arithmetic on the estimated value, the repair estimate and the assumptions you enter, such as financing terms, holding time, fees and rent. Change an input and the answer changes. They are projections, not predictions, and they leave out costs you did not enter. Rent figures are third-party estimates, not a lease.

A report reflects the analysis as you left it, including your own corrections and any value you entered yourself. If you give a report to a buyer, seller, partner or lender, you are responsible for what it says and for how you describe it. Do not remove its notices or call it an appraisal.

ARVSignal does not use the race, color, religion, sex, disability, familial status or national origin of any person, or the demographic makeup of an area, in choosing comparable sales or estimating value. You must not use the service in any way that violates the Fair Housing Act or other anti-discrimination law.

Before making an offer, confirm the property’s facts, see it or have it inspected, check title, and satisfy yourself about its value and repair cost. You alone are responsible for your investment decisions. Our liability is limited as set out in the terms of service.

If you find a figure that looks wrong, tell us at support@arvsignal.com. We want to know.