Probate investor guide
ARV Underwriting on Probate Leads: Exclusive Database Snapshot
How to run a free ARV calculator on probate leads using Probate Radar exclusive counts: 2,745 filings, 496 valued parcels, median $293,800.
Quick answer: On Probate Radar's exclusive inventory as of 2026-08-12, investors can screen 2,745 probate filings across 18 counties, with 700 property addresses and 496 valued parcels (median $293,800, mean $334,255). Use the free ARV calculator for comps-based after-repair value; treat assessor values as a check only.
Why ARV queries matter for probate investors
Search demand for "arv calculator", "free arv calculator", and "after repair value calculator" shows investors want deal math before they buy a lead list. Probate rows only become offers after you match a property and estimate ARV from sold comps—not from a death record alone.
Exclusive coverage numbers (source: data/probate.db)
- Total probate filings tracked: 2,745
- Counties represented: 18
- Rows with property address: 700 (25.5%)
- Rows with property value: 496 (median $293,800)
- Largest valued counties in this snapshot: Brevard (147 valued), Davidson-TN (117), Manatee (115)
These figures are exclusive site data from the live Probate Radar database, not scraped third-party marketing stats.
A practical ARV workflow on a probate lead
- Confirm the filing is a real probate case with a county and filing date.
- Match the estate to a parcel (use the 700 addressed rows as a head start).
- Pull three recent, nearby sold comps and run the free ARV calculator.
- Feed ARV into the MAO calculator with repairs, profit, and holding costs.
- Only then prioritize outreach—fresh court timing beats a stale deceased-owner dump.
How this compares to best-of-list shopping
When you evaluate the best probate lead companies or a pre-probate owner identification service, ask for sample rows that show filing date, county, and valuation coverage. Price alone hides the gap between 2,745 court-file rows and a death-matched mailing list with no estate clock.
FAQ
Is the free ARV calculator an ARV calculator by address?
No. Address-only AVMs hide condition and concession risk. This tool is comps-based so you document the sales you trust. Match the probate parcel first, then enter sold prices.
Can I use the $293,800 median as my ARV?
No. The median is a portfolio screening fact from 496 valued exclusive rows. ARV for an offer must come from subject comps after repair assumptions.
Where do I preview leads after ARV math?
Open the public lead preview or county pages under probate leads by location.