Helping calculating ARV for a duplex in a commercial loan

[Joshua Baldovino]

Hello. I’m trying to figure out how much I’d leave in a Brrrr deal originally financed by hard money. 

The duplex we have under contract is the smallest of all the comps. However, on a cash out commercial refi, do banks account for rental income in establishing the ARV or is only based on the average price per sqft, condition, and amenities?

For context, after rehab and refi this would hit around 1.2% rent to price ratio. But does that even matter in the appraisal? Thanks!