With markets feeling more segmented lately, I’ve been rethinking how I anchor ARV during early deal analysis.Instead of relying on a single comp or peak-sale comparison, I’ve been leaning toward:• ARV ranges (low / mid / high) rather than one number• Heavier weighting on the most recent 60–90 day sales• Noting spread between list vs. sold prices in the same pocket• Treating appreciation as a bonus, not a givenI’m finding that even within the same zip code, buyer demand and pricing tolerance can shift block by block depending on condition, financing availability, and buyer profile.Curious how others are handling market data right now:Are you tightening ARV assumptions, using wider ranges, or changing how you comp altogether?

Most counties publish this data.2.

Some of the national data sites have pricing suggestions that run both high and low.

I agree with using sold price data and think you will see the sold terms are generally a little better than the asking terms and get a feel for what the general range is for the market. 

I can say that with modern technology and all of the data that is available to us, finding off market deals that fit the criteria of something that you want to invest in whether it's with your own money or borrowing private Capital or maybe just wholesalin is right at your fingertips.

Great to see you getting started early.Since you're asking about finding off market and distressed properties, here's what works for me:Tax delinquent data is one of the best sources for motivated sellers.

Our strategy focuses on realistic pricing supported by market data, helping owners secure qualified tenants efficiently while preserving income stability in a more competitive rental landscape.

Cyber / Data Breach InsuranceOften overlooked.

One of the best/easiest ways to test the market is by using platforms that already list rooms for rent, like Roomster or SpareRoom.

When growth is paired with cooling labor data, it often leads to rate stability rather than spikes, giving buyers and sellers more confidence to act.Jobless Claims Reflect Seasonal Patterns & the Gig EconomyInitial jobless claims fell by 10,000 last week to 214,000, remaining historically low.