Figuring out Refi value for small multifamily 2-5 units

[David Algarin]

I am looking at investing in small multifamily in Westchester, NY. Specifically Yonkers.

I've found a few properties that could work as a BRRR but I am confused as to how to estimate ARV for a refi. The comps in the area are very inconsistent and I'm wondering how people are calculating accuratly what their ARV will be for the refi.

THANK!