Navigating Real Estate Sales in A Nondisclosure Market #professorpayne #paynelessflipping
In this segment, Nathan Payne explains how real‑estate investors can estimate a property's After‑Repair Value (ARV) when operating in a nondisclosure state where MLS sales prices are not publicly available. He outlines a step‑by‑step approach: first, gather active, pending, and sold listings for the target area; then analyze key market indicators such as days‑on‑market (DOM) and recent price cuts. Payne demonstrates how to interpret a nearby comparable that recently reduced its price to $215,000 and has been on the market for 230 days, concluding that the listing is likely overpriced and that the ARV for a fully rehabbed version of the subject property would be lower. He also acknowledges the challenge of having few comparable sales in nondisclosure markets and stresses the importance of cross‑checking multiple data points to make a reasoned ARV estimate.
