Having trouble figuring out ARV

[David Yates]

I am looking at purchasing a rental property. My realtor showed comps of 3 properties that recently sold down the street from the property that I'm looking at. All 3 comps show that the properties were sold below the assesed property value. This leads me to believe that they were all in pretty bad shape. How do I find the ARV of the property I'm interested in purchasing if all the recently bought properties around it needed work at the time of purchase too?