Finding arv for houses that don’t have similars around

[Jacob Michal]

Okay so I’d say 8/10 times I’m very accurate on running comps but then I’ll stumble along a situation that I have trouble finding the arv and was wondering if anyone could give me some insight to help me in these situations

1) there are no other comps in area sold with similar bed and bath

2) the house isn’t legally a 3/1 like the other comps but is the same sq ft range. Do I run these with the 3/1 or how would I do this

would I average out the sq ft sold for the other houses then times the average sq ft for this house and just add extra repair cost to converting it into the 3/1?