Comps for a fourplex

[Amari Walton]

How do you judge the ARV on a fourplex (multi family)? It’s been a struggle because I have an offer ready to present to seller. Although, the comps are all over the place. If the property is attached to a lot that is a good size and the property is 2,030 sqft sitting on 0.44 acres; are you only going by the sqft of the multifamily or the lot itself? The fourplex is 1,015 for 1st and 2nd floor and there’s land all in front big enough for a parking garage or another fourplex if chosen to do so... the MLS is even throwing me off. Not sure what to do on this one. Can someone give me feedback or address how to tackle this one?!!