Check the county tax appraisers website to verify the addition and accurately calculate the square footage.

Hemet is only 90 miles from LA,has a population of about 90,000 and is close to 2 major employers( casinos )The area also has a good size senior population and the town is still recovering from the foreclosure crisis but there has been a lot of sales due to the lower prices as compared to LA.You have to filter the listings and view the short sale,foreclosures and straight sales to get an accurate picture.As an investor you need to stick to your criteria and then search Hemet to evaluate what is really going on beneath the surface .

@Jay Hinrichs was accurate in another post where he told a beginning wholesaler to get a job selling cars.

It's always a gamble.

-Its a great way of getting an accurate bid from General Contractors.

This is a money vs time issue when sub metering you need to be read the meter a day or  two before or after your meter is read to get the most accurate readings.

The budget was created and did Not accurately account for the end of life of the major expense, increased cost, and funding rate to maintain the property. 

How do you accurately gauge the added value margin given by specific items like these?

@Derek TylerThank you both for your feedback, I will get my ARV down and see if I can give an accurate offer.

If the SFRs are in different types of neighborhoods or different types of houses, you need to adjust accordingly for the changes to achieve an accurate value.