Getting a fair appraisal in a non-disclosure state (Jackson, MS).

[Paul Winka]

Appraisal came in way low in zip code 39209, Jackson, MS.

Paid $90K in May 2019, at the time appraised for $95K. Getting refi now, the appraiser says it’s worth $70K.

There were multiple things wrong with the appraisal. 

AREA: Wrong square footage used, 17% less than actual. Easy enough to fix that...

USING OLD SALES DATA: Appraiser mentioned the last sale data was the one from the previous owner, not from my purchase. Trouble is, on sites like redfin, realtor.com, and zillow, the data from my purchase of the property is not there, but yet the county assessor has the correct ownership data. But the price paid is not showing on the assessor’s website. 

COMPS: Sales & rental comps were not very good, using properties that were visibly in worse shape, had carports instead of garages, rented for less than my property is now, etc.

According to the lender, only MLS sales data will be considered for assessing the property's current value. I talked to the seller, who is a turnkey provider; he can provide HUD1s for recent sales of similar properties and is willing to assist me. However, HUD1s from non-MLS sales will not be considered. I think this is wrong and non-MLS sales should be considered. If they don't work with me to assess the value with real sales data, seems like this would be grounds for a refund on the appraisal.

What more would you do to get a fair appraisal? What works with appraisers?