Rehab budget & what you can pay

Test a full renovation using your own trade allowances or contractor quotes. This planning worksheet is separate from Parceno’s researched estimate.

Run the evaluation

Explore alternative finished properties side by side. Designs are suggestions to investigate, not approved plans. A larger home or ADU needs its own valuation evidence and budget. Historical recorded area may describe a demolished or altered building; confirm the current site before treating renovation as feasible.

Shared financial assumptions come from the Flip calculator: purchase price, loan terms, contingency, closing/selling costs and monthly carrying costs. Budgets and durations are separate for each option. Enter the full scope including site work, utilities, design, permits and other soft costs. Modeled profit is not guaranteed.

Edit option

Reviewed status requires a source/reference in the feasibility field. It is your review, not automatic city approval.

Editing the physical specifications, units, finish or scope invalidates the old value assumption. ADU values represent the whole property; construction cost is not added to the main-home ARV.

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Recommendations combine the entered financial model, returned map records and your dated findings. They identify what to investigate and do not certify a property or legal use.

The address is sent to public government mapping services when you run research. Deep automated local coverage currently focuses on Oakland, California. Other US addresses receive an approximate location and FEMA screening.

Property background

Use Maps, Street View and Earth to review access, topography, surroundings, roof / building context and changes over time. The app does not automatically interpret Google imagery or infer interior condition. Record what you observe and when the imagery was captured.

Live source results

Every source reports its own status. A failed query or no map intersection is not a clearance. City map records may lag ordinance amendments; confirm applicability with the current code and the city.

Records, liens & ordinance review

Complete the checks that require official documents or a property-specific response. A preliminary title report, recorder search and city payoff demands serve different purposes. A reviewed source alone does not establish clear title.

Flip result

How the model works

Turn on Cash purchase to pay the full purchase price without a purchase loan or purchase-loan interest. With financing selected, acquisition interest is interest-only on the purchase loan. Renovation is funded with cash. Carrying costs exclude loan interest. Rental analysis assumes a refinance at the entered resale value and a fully amortizing loan. Rental operating costs exclude debt service; include taxes, insurance, maintenance, management and reserves in the operating expense percentage.

Figures exclude income taxes and any costs you have not included. Negative purchase ceilings mean the target cannot be achieved even at a zero purchase price under these assumptions.

1. Add property photos

Start with wide shots of the kitchen, each bathroom, living areas, and front and rear exterior. Add close-ups of visible damage and label each photo with the room and date.

Upload exterior, kitchen, bathrooms, bedrooms, living areas and visible roof or equipment views. Use photos you are authorized to analyze. Up to 12 JPEG, PNG or WebP images, 15 MB each. Images are resized and saved on this browser; property JSON backups include references and findings, not image files.

Clicking Analyze sends resized photos and their labels/dates to OpenAI for visible-condition analysis. API usage is billed to your connected account. Photos are not retained in Parceno’s server storage.

2. Review the findings

Photos cannot verify hidden damage, structural safety, working systems or permitted work. This review describes visible finishes and wear; it is not an inspection.

3. Define the finished project

ARV uses the planned completed property. Confirm its size, beds, baths, type and source in the completed-project profile. A renovation budget is not added directly to value.

4. Match condition to real sales

Verify each comp’s condition at the time of sale using dated listing photos or another documented source. Current public-record attributes alone do not establish sale-date condition.

5. Condition-matched value indications

These preliminary indications are the unadjusted median and observed price range of at least three condition-matched independent sold properties within the target radius and 20% of target living area for flipper ARV. Entered beds must match and baths must be within 0.5. They do not adjust for lot, views, market changes, layout or exact finish differences. Use the reviewed-comp workflow for supported dollar adjustments.

As-is indication

ARV indication

ARV not yet supported

This calculates the specified completed property at the selected value date. Future market appreciation, construction costs, investor profit and seller net proceeds are separate analyses. Accuracy has not been validated.

Save a researched comp baseline

Enter at least three distinct sold properties with dates and sources. Parceno calculates their median. This research baseline does not certify renovated condition or apply property / market adjustments.

Let Parceno investigate the renovated sales.

After you confirm the finished size and layout, Parceno uses saved sold records, selects up to eight physical matches, searches public sale-era evidence, identifies fixers and conflicting facts, and calculates an unadjusted renovated-comp baseline when at least three candidates pass its checks.

Clicking Research sends the property address, finished physical specifications and candidate sale facts to OpenAI for public web research. Keys and private financial assumptions are not sent to web search. A fresh lookup requires the checkbox below and may use up to two RentCast requests. Uses up to six web-search calls and one extraction request on your connected account; API credits are required.

1. Define exactly what you will sell

Search defaults are screening choices, not appraisal rules. The current house and its repair costs do not define the finished home’s selling price.

2. Review the closest competing sales

Parceno screens and orders saved closed-sale records automatically. Verify actual price, condition at sale, property characteristics and competing market area. Current provider attributes may describe a different building than the one sold.

3. See the calculation

At least three independent reviewed properties are required. All complete eligible reviews contribute; unsupported reviews cannot enter the calculation. Changing target specifications, source attributes or the value date invalidates the relevant old reviews.

A live lookup uses the connected property-data account and its request allowance. Switching timeline buttons filters saved records without another provider request. Connect RentCast once in Settings. Your encrypted connection stays available across refreshes and signed-in devices; keys are never included in saved properties.

See the market through time.

Switch between sales in the trailing 3 months, 6 months, 1 year, 2 years or 4 years. Each window ends on the as-of date below.

Radius filtering excludes records without coordinates or a supplied distance. The subject property's own transactions are excluded when the address matches.

As-is value & after-repair value

Each value uses its own property specifications and comparable reviews. Enter the current building for as-is and the planned finished building for ARV.

Freeze a prediction or record an abstention

Record the estimate before the outcome is known. The snapshot includes property profiles, saved comp evidence, photo findings and model/version details. A server-signed digest establishes when this snapshot was recorded and detects later changes; it does not verify the facts or prove the outcome was unknown.

Testing results

First prediction per property within each market/type/method/version/basis/cohort is used. Later revisions remain visible. Prospective headline calculations require a verified receipt recorded before the sale contract date, a sale within the declared window, reviewed transaction evidence and matching completed scope. Historical cases and current-value estimates remain diagnostic and are excluded from future-resale performance.

This first journal is saved only in this browser. It is not a centrally registered or independently audited benchmark; deleted or omitted cases cannot be detected. Export backups and retain the entire test population. Property backups do not include this separate journal.

Source-backed comparable sales

Use the Sold comparables workspace to review dated sales across the five timelines.

Research checklist

Mark items reviewed and document the findings. Reviewed does not mean approved.

Planned subscription tiers

Connect RentCast

Copy your dedicated Parceno key from the RentCast API dashboard and enter it here. Only property-record access is needed.

The key is sent over HTTPS and stored encrypted on Parceno’s server for your signed-in account. You do not need to enter it again after refreshing or on another device. Parceno never displays the saved key or includes it in property exports. Use Disconnect to remove the saved connection; this does not revoke the key at RentCast.

Saving a key does not use your request allowance or verify the credential. The first lookup verifies access and uses up to two RentCast requests. Timeline changes use saved results without another request.

Go to sold comparables →

Your shared partner directory

Buyers, financing sources and partners saved to your Parceno account. Open any property—or start a new one—and this same directory stays available. Entries are potential contacts; recording one does not establish funding, approval or a partnership agreement.

Add shared contact

Notes for the selected property

Your existing property notes are preserved here. Put reusable people and companies in the shared directory above.