How to Value a Property Without Interior Access

In most foreclosure auctions, you can't walk the property before bidding.

That means no touring the kitchen, checking the basement, or seeing if the roof is leaking. So how do investors make smart decisions?

They use a methodical, cautious approach — combining public data, exterior clues, and neighborhood comps.

🧱 Step 1: Study the Exterior

  • Roof condition (missing shingles, sagging lines)
  • Windows (boarded up, broken, updated?)
  • Foundation cracks or settling
  • Siding or brick wear
  • Yard condition (overgrown or maintained?)
  • Garbage bins or mail (signs of occupancy)

🕵️‍♂️ Bring binoculars. Drive around back if the alley is accessible. Look for signs of major neglect.

🗂️ Step 2: Use the Public Record

Look up the property’s:

  • Square footage
  • Beds/baths
  • Lot size
  • Construction year
  • Last sale price (if recent)

You can pull this from our listing page or the county assessor site. This gives you a baseline to compare similar homes nearby.

🏘️ Step 3: Pull Solid Comps

Use Zillow or Redfin to search 3–6 month sales in a 0.5–1 mile radius.

  • Same bed/bath count
  • Similar square footage (±20%)
  • Same property type
  • Sold condition (flip, dated, livable)

Avoid active listings — only use sold comps.

Use our ARV Estimator to paste and calculate fast.

🔎 Step 4: Make Conservative Adjustments

If the comps are:

  • Fully renovated → discount subject $30–$50/sqft
  • Dated but clean → discount $15–$30/sqft
  • Unknown interior → assume medium rehab at minimum

Also apply extra discount if:

  • Exterior looks neglected
  • Legal/title issues are present
  • It's in a declining or low-income area

🛠️ Step 5: Estimate Rehab Without Walking It

Use our Repair Cost Guide and budget:

  • $15/sqft = light cosmetic rehab
  • $30/sqft = medium (kitchens, paint, flooring)
  • $50+/sqft = full gut, major systems

Add $3–5K extra if:

  • Utilities are off
  • Roof looks bad
  • Property appears vacant or neglected

✅ Final Tip

You can’t eliminate all the risk — but you can price it in.

Use the comps, pad your rehab budget, and build a safe offer using our Deal Analyzer Wizard.

Still unsure? Contact us — we’ll help you break it down.