The best way to find ARV

[Aryelle Collins]

What is an accurate way that other wholesalers who do not have access to the MLS use to find the ARV for a property they are interested in putting under contract? What if you can't find comps because their are no recent comparable sales? The property I am looking at sits right on the water and is a 4/2 with a boat dock and a pool and of course I am having difficulty finding comps for it to determine an ARV. What would a seasoned wholesaler do in this situation?