Help with comps on rehab property!

[Cassie Jones]

Hello,

I am looking for advise on how to determine comparable comps for a potential flip property!

Deal overview:

Purchase price: $180,000

Reno: $50,000

ARV: 330,000????

The home is 1,110 sq ft, 3 bedrooms, 2 bathrooms. I had my agent pull comps within a .25 mile radius. The homes range from a sale price of $300,000 - $375,000 all with square footage between 1400-2000 so the house I am looking at is significantly smaller. I am having a hard time determining why the sale prices are all over the place. There is nothing that stands out about the higher selling homes that I do not see in the lower selling homes. 

Here are data points on some of the comps, 

Sale Price: $375,000 1674 sq ft - recently renovated by investor

Sale Price: $361,000 1516 sq ft - renovated in 2017

Sale Price: $330,000 1770 sq ft - not renovated, outdated and needs improvements/renovations

Sale Price: $308,000 - 2100 sq ft - not renovated, outdated and needs improvements/renovations

Sale Price: $299,000 1410 sq ft - recently renovated by investor

Any tips on what to research or aspects to look into as to why some of these homes were able to sell for higher than others?? HELP! 

Thanks,

Cassie