How do I find ARV comps in Pittsburgh?

Find ARV comps in Pittsburgh by pulling 3-5 single-family sales within a half-mile, sold in the last 6 months, matching the subject's bed count, bath count, square footage within ~15%, and in the same condition. Anchor to the median, then adjust for block-level differences (school catchment, walkability, condition gap). Allegheny County's block-by-block variance means a comp two streets away can be a different market - distance discipline matters here more than in most metros.

Why comps drive everything

ARV is not a guess and not an automated valuation - it is a forward-looking appraisal anchor. Every downstream number (MAO via the 70% rule, BRRRR refinance proceeds, expected flip profit) ties back to ARV. Bad comps = bad ARV = bad deal.

The 5 comp selection criteria

1. Distance: half-mile or tighter

Pittsburgh is not a uniform market. A half-mile in the city covers 1-3 distinct neighborhoods. Tighten to a quarter-mile when crossing major arteries (Penn Ave, Forbes Ave, the rivers). Stay within the same school catchment when possible - that line is a real price boundary.

2. Recency: 6 months or less

Older than 6 months and the comp may not reflect current market. In rising markets, expand to 9 months and adjust upward; in cooling markets, prefer the most recent comps even if you have fewer of them.

3. Similarity: bed, bath, sqft, type

Match within ~15% on square footage, exactly on bed count for 2BR/3BR/4BR (a 3BR is not a 4BR with a den). Match on property type: stick to single-family-detached comps for a single-family subject (DealScanner currently covers single-family only).

4. Condition: comps must be in the same condition as the subject after rehab

An ARV comp is what your finished property will sell for. Use sales of properties that closed at the quality level you intend to deliver. Selling a renovated B+ flip into a market with only C-condition comps means you are pricing into a vacuum - it will sit.

5. Arms-length, regular sale

Filter out: REO/sheriff sale resales, family transfers, dollar deeds, distressed sales. Allegheny County records all sales the same way - you have to read the deed type and price-to-assessment ratio to spot non-arms-length transactions.

How do I adjust comps that are not exact matches?

No comp is identical. Adjust each comp's sale price up or down based on differences from the subject:

• Bedroom count: +/- $8,000-$15,000 per bedroom in most Pittsburgh sub-markets, more in Squirrel Hill / Shadyside.
• Bathroom count: +/- $5,000-$10,000 per full bath, $3,000-$5,000 per half-bath.
• Garage: +$8,000-$15,000 for an attached garage in most areas - more in walkable neighborhoods where street parking is hard.
• Finished basement: +$5,000-$15,000 depending on quality and waterproofing (Pittsburgh basements get scrutinized).
• Lot size / corner lot: +/- $3,000-$10,000.
• Time: if your comp closed 5 months ago and the market moved 3% in that time, adjust the comp price up by 3%.

The adjusted comps should cluster within a $15,000-$20,000 range. If they spread $50,000+, your comp set is wrong - re-pull.

A Pittsburgh ARV comp set, step-by-step

Subject: 3BR/1.5BA single-family in Brighton Heights, 1,250 sqft, attached garage, finished basement, planning B+ rehab.

Pull comps within 0.5 miles, sold in the last 6 months, in similar bed / bath / sqft and the same renovated condition you plan to deliver:

• Comp 1: 3BR/2BA, 1,310 sqft, 1-car garage, finished basement. Sold $182,000. Adjustment: -$5,000 for the extra half-bath = $177,000 adjusted.
• Comp 2: 3BR/1.5BA, 1,180 sqft, no garage, unfinished basement. Sold $158,000. Adjustment: +$10,000 garage, +$8,000 finished basement = $176,000 adjusted.
• Comp 3: 3BR/1.5BA, 1,290 sqft, attached garage, finished basement. Sold $185,000. No adjustment. = $185,000.
• Comp 4: 4BR/2BA, 1,420 sqft, attached garage, finished basement. Sold $198,000. Adjustment: -$12,000 bedroom, -$5,000 bath = $181,000 adjusted.

Adjusted comp set: $176,000 / $177,000 / $181,000 / $185,000. Median: $179,000. Anchor ARV at $180,000 with a defensible range of $175,000-$185,000.

Where do I pull Pittsburgh comps from?

• MLS (via your agent): the gold standard - includes condition photos, days on market, list-to-sale ratio.
• Allegheny County Real Estate Portal: public sales records by parcel - good for verifying sale price and date but lacks condition.
• DealScanner: we surface sold comps at the address level for any Allegheny County property, with the full comp set so you can see what we used.
• Zillow / Redfin: useful for photos and neighborhood context - their AVMs are not ARV substitutes.

Common comping mistakes

• Comping to active listings. List price is what someone hopes to get. Sold price is what the market paid. Use sold.
• Mixing comps in different condition. Renovated and unrenovated comps sell into different buyer pools - keep your comp set in the same condition as your finished spec.
• Crossing major boundaries. Comping a Brighton Heights flip with Spring Hill sales because they are within a half-mile.
• One comp determines ARV. Always use 3+ to get a defensible median.
• Ignoring days-on-market. A comp that sold in 4 days at full asking is a different market signal from one that sat 90 days and took a price cut.