Understanding ARV in deals

[Rashaniqua Cason]

So I understand how to do comps but what I don’t understand is how ARV is decided. For example I looked at a home in Hilliard Ohio that asking price was 230k there were no properties in the area that sold with exact same sqft beds and baths. This home actually haS more bedrooms then the houses that sold for around 300k in that area. The sqft of the house is even bigger then the houses that sold for 300k so how do I determine my ARV when I couldn’t get really accurate comps?