Flip / ARV
What to pay, what to put in, what you get out. Most tools estimate. Argus reports what actually happened to comparable parcels: recorded sales, classified flips, realized rents, live short-term revenue. Sourced and confidence-scored, on one parcel spine.
Real reads from the live engine, rotating. every figure traces to recorded outcomes and carries its comp count.
Every property transaction rests on three guesses. The realized answers already exist in public record, but they share no key, so nobody has joined them. Until now.
Zestimates lag, agents eyeball, wholesalers pad. The recorded sale of the house three doors down is a fact, and it is sitting in the deed record.
Rehab budgets are folklore. Permits and flip histories show what comparable owners actually spent their way through, and what it did to the resale.
ARV, rent, and short-term revenue are usually modeled. Argus reads them off realized resales, realized leases, and live short-term calendars instead.
Concentric rings on one parcel. Each ring is grounded in realized data, and depth is gated by comp density: thin data gets flagged, not papered over. Integrity is a feature.
Everyone in a deal asks the same address a different question. Argus answers each one from the same realized record.
MAO on realized resales, at volume, per pull.
ARV and realized rent in one branded read.
The property underwriting deliverable, on realized comps.
Full deal math on real data, not a spreadsheet of guesses.
The confidence ring, per loan, embedded in origination.
Footprint today: the Memphis metro. The data is public-record-native, so the same engine ports nationally, county by county.
Today you stitch a deal together from a stack of single-purpose tools, and most of them hand you a guess. A rent ballpark here, a home-value estimate there, a short-term projection somewhere else, and nothing that tells you what actually happened. Argus answers the whole deal from one parcel, in realized numbers.
| Tool | Recorded sales |
Flip ARV |
Rehab cost |
LTR rent |
STR revenue |
The realized answer |
|---|---|---|---|---|---|---|
| Zillow / Redfinconsumer estimates | ● | ○ | – | ○ | – | – |
| Rentometerrent ballpark, LTR only | – | – | – | ○ | – | – |
| AirDNA / Airbticsshort-term estimates only | – | – | – | – | ○ | – |
| PropStream / DealMachinelead lists + raw records | ● | ○ | – | ○ | – | – |
| PrivyMLS investor comps | ● | ○ | – | – | – | – |
| ATTOM / CoreLogicbulk data feeds | ● | ○ | – | – | – | – |
| Mashvisormodeled projections | ○ | ○ | – | ○ | ○ | – |
| BiggerPockets / ChatGPTmanual math + unsourced guesses | – | ○ | – | ○ | ○ | – |
| Argusrealized outcomes, fused | ● | ● | ● | ● | ● | ● |
Comparison reflects each tool's core product as publicly described; product names are trademarks of their respective owners. Notice the two columns no one else fills: a realized rehab cost read off comparable flips, and a single fused answer for the deal. Argus coverage reflects the Memphis metro today and ports nationally.
The value scales with the transaction. Start free, go as deep as the deal requires.
pricing in beta
One email. One free realized read on any address. No card, no call.
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Wholesalers, agents, lenders, investors. the first read is free for everyone. add your email and we reach out as access opens.
In Greek myth, Argus Panoptes was a giant covered in a hundred eyes. Hera, queen of the gods, handed him the most tedious assignment in all of mythology: guard one cow. (It was a complicated divorce. do not ask.)
Argus was perfect for it. With a hundred eyes he could rest half of them and still never stop watching. Nothing slipped past him.
Then Hermes wandered up and told him a very long, very dull story until all hundred eyes drifted shut, one by one. It did not end well for Argus. Ever thrifty, Hera saved his hundred eyes and set them into the peacock's tail, where you can still count them today.
We thought a hundred sleepless eyes that miss nothing was a magnificent job description and a terrible way to lose a giant. So we rebuilt him. Our Argus watches every parcel instead of one cow, never falls for a boring story, and does not report to Hera. He just sees what actually happened, and tells you.