SqFT comping Help!!!

[Jesse Beall]

PropStream has a property listed at 2300 sqft (Including 2 car Garage, and a big basement).

On Zillow the owner has the same house at 1500 sqft then has separate values for the garages sqft and basement sqft. My question is what sqft would I base my ARV off of the 2300 or the 1500? I originally did the 2300 because PropStream had that as it's sqft, but then I seen the Zillow listing.

The comps for the 2300 are perfect, same decade, +- 200 Sqft, and same lot size, in the same subdivision. The comps for the 1500 sqft would throw my ARV way off due to the fact that none of them have a 2 car garage and a basement like the property I'm comping, but other than that they are the same. The ARV for 2300 sqft is 250K the ARV of the 1500 is 170K.

Any and all help would be greatly appreciated.