How much should I discount my ARV for a house no garage??

[John Berg]

So I bought another flip in Dallas for about $270k. Top of market ARV is $425k? The garage was converted and the driveway now is a very nice pool. There is a carport in the back alley and a circular driveway in the front of the house. There is no way to turn the carport into garage because of easement permit issues. I know I'm limiting my buyers but how much do you think it will be discounted from top dollar $425,000 ???