Duplex or "In Law Suite"

[Ryan Howell]

I have an interesting situation. I own 3 duplexes. All of which I have been doing the BRRRR strategy. 2 are now refinanced and I'm about to start on #3.

The first 2 duplexes all have 2/1 units.  #3 had a 3/2 and a 2/1.  All are brick ranch style houses.  One issue we see in our area are very few comps for duplexes.  I'm familiar with all of them.  They are all 2/1 or 2/2 units and all sold around $200k.  Not suprising that both of my appraisals came in between $195k-200k.

As I'm trying to estimate the appraisal value for duplex #3, I've noticed a few brick ranch houses that have sold for much higher ~$289k.  Many are 3/2's with an "in-law" suite.  I'm trying to understand if these are valid comps and what distinguishes a "duplex" from a house with an in-law suite?  It seems my appraisal value could vary drastically depending on how it is classified? Any suggestions for maximizing my appraisal value for my cash out refi?