How to arrive a ARV? Need help

[Ray Trounday]

I am working on a wholesale deal and need some guidance at arriving at ARV. Here are the comparables that I am working from:

Subject property: 3/2; 1470 square feet; Average but dated condition; Build in 1974 and 1975. Just needs updated floors; interior/exterior paint with update cabinetry estimate repairs to run 15 -20k; Seller has agreed to a 335k sale; Price per square foot 227 sq foot

Comparables:

Property #1: 3/2; 1293 square feet; .1 mi frm subject property; Property was rebabbed; nice curb appeal

Sold as a REO back in 7/17 for 336k; rehabbed now in escrow at 400k; DOM 9 days; Price per square foot @ escrow price: $309/sq ft

Property #2: 3/2; 1694 square feet; .1 mi from subject property; Remodelled kitchen with average curb appeal

Retail sale: list price $394,900; Sold at $395,000 on 8/15/2017; DOM 2 days; Escrow 30 days; Price per square foot 232.90

Property #3: 3/2; 1893 square feet; .1 mi from subject property; comparable in condition to subject property

Retail sale; List Price 379,999; Sold at $380,000 on 8/23/17; DOM: 25 days Escrow: 30 days; Price per square foot 200.74

Thoughts on arrving at ARV?

Thanks

Ray