Unicorn properties & amenities /comparables

[Alex Dawson]

Not sure which category this fits into, figured might be worthwhile to see if anybody on here was interested in adding to their rental portfolio or other first time home buyers like me that are looking to do an owner occupied rental-roommate experience.

Im coming to a bittersweet crossroads with my owner occupied rental property in a hot market. Currently awesome tenants. I gave them a 6 month notice in January. On month 2 month. Saved my butt thru all of 2020 on time.

Im sitting on rectangle 6500 sq ft corner lot with 3bd/1.25 bath 900 sq ft house with detached 2 car garage/ 425 sq ft apt/w/bathroom/shower stall. Zoned single family. Ive sealed 1 garage bay as AC'd workspace for mechanic/painter/gym space. The apt has a 3 yr old murphy bed. The new electrical box has a transfer switch setup for a generator. I have a whole house portable genie 12k watt/15k watt starting power -3yr old caterpillar. Non evac flood zone, 50-60ft above sea level. Receipts/warranties from 2016-2020 covering all new roofs/AC/mini-split system.

Murphy bed minus a mattress is staying. I see it as added perk but maybe not value to the listing. Is it a worthwhile to include the portable generator in the listing?

Anyways I have a realtor, Ill be hopefully listing it in late april/may 1st ish. Will post listing here if allowed. As Id love for the current tenants to be able to stay if the right buyer came along.

Open to all inquiries/advice. Also how far out do you go when trying to find comparables ? do you stay within the state/region in similarly priced area?