Memphis Newbie Determining ARV

[Brandon Adam Ross]

I've lived in and around memphis my whole life, I'm preparing to purchase my first rental around the beginning of next year. One of my biggest concerns is determining the ARV because I plan on brrrr'ing its very important to me to learn how appraisers determine the value of a property. I know square footage place a big role as well as the overall condition of the property and location. I try to look at houses that have recently sold in the areas I want to buy but sometimes their seems to be such a divide in the value of certain areas that it feels a little overwhelming. Is this common or is memphis just so divided from one street to another, are their any other ways to determine the ARV?