What to do when the comps are weak?

[Bill Mitchell]

I have been to several properties now where the comps in that particular subdivision are a bit weak here in DFW. That is not to say the subdivision is undesirable, just the subdivision is small or there hasn't been much activity in the last 6 months (maybe 1 or 2 solid sold comps).

If the comps are weak in that subdivision 6 months back I might try and got 8 months back and go out in about 1 mile radius but sometimes the surrounding subdivisions are not comparable at all (I figure it out by driving all the comps) and do not make good comps for the subject property.

Typically in these sort of scenarios I have been making my 70% minus repairs offers based on the properties tax assessed value as the ARV. Here in Texas anyways the tax assessed value tends to be very conservative and usually under the fair market value.

Would be curios as to what some more experienced people here think of my approach.