Having a tough time coming up with an ARV

I'm looking at a house to flip but I'm having a tough time finding some comps to come up with a decent ARV. The problem is, it's a beach town. The house is sort of in the middle where there's some people who do STVR and some regular owners. I'm trying to flip it and sell it as a regular house and not STVR (it doesn't have the permit for it). Just not finding many houses in its general area that are similar and sold recently. There's maybe 1 and 1 under contract. That's it. Any ideas on coming up with ARV?