I need help calculating ARV in Mill Valley, CA

[Olya Sorokina]

I'm in a middle of a flip and I've got cold flip. I'd really appreciate if someone helped me reassess the ARV. The property is in the Strawberry neighborhood near the Strawberry Point School in Mill Valley, CA. And we're planning to build a 2800 sf house consisting of a 2000 sf 3 bed 2 bath main house on the ground floor as well as a 2 story attached 1 bed 1.5 bath ADU (400 sf ground floor and 400 sf 2nd floor); plus a decent size one car garage and a car port. What would be ARV for this property?