Having Trouble Determining ARV

[Chris Laino]

I'm working with an investor who found a property with GREAT potential, but I'm having a hard time finding comps for an ARV.

Property details:

• ~1800 sq. ft Ranch
• 1.07 acres
• 4 bed, 2 bath

There are only 3 "comps" within .5 miles from property and 20 within 1 mile (sold in last 365 days). The problem with the comps is most are 2-3 beds, 1-1.5 bath, 1200-1500 sq ft on .25-.5 acres (and are very outdated). How can I best determine ARV without similar comps?