comping and finding value

[Tommy Le]

I have a subject property seller is super motivated to sell but I'm having a hard time finding my Arv. There are a few flipped houses around the area, but those houses are just not comparable. The rest of the homes around the area roughly 15 of them are just selling for current condition what do I do in this scenario to find my Arv would I expand my radius even though I have a lot of data around me just not the data looking for what do I do to come up with my offer price.