How to determine duplex value without available comps

[Frederick McCarty]

Hey all. I'm looking at a duplex that's in an area where there aren't any other multifamily properties. I'm trying to determine how to determine the ARV of the property because the property needs repairs on both sides. The rents in the area range from $995 to $1200. I really want to rent one side and use the other four studio/ office space (for myself). I don't know if I should use an income valuation to determine value and if so should I use what the income is if both side were being rented? Are duplex rents equivalent to single family rents in the same area?