Assessing comps for small multi-family properties

[Brendan Jones]

I'm new to multi-family investing and I'm trying to determine ARV based on comps in the area for a potential multi-family fixer upper. The place I'm looking at is a duplex with two bedrooms and 1.5 baths on either side. The difficulty that I'm running into is that all of the recently sold properties in the area are single family homes, most of which are two or three bedroom homes, although there are some four bedroom homes in the vicinity. Which of these homes - if any - would I be best to consider as comps for determining this property's ARV? Any help/guidance would be appreciated!