Help determining ARV Marietta, GA

[Robert E Bogino]

I am having trouble coming up with the ARV. Subject house has a few things I'm not sure how much to add or subtract from the ARV.  I initially planned on using  the closet comp and shaving 10% off the ARV for the fact it was on a busier road and not in a neighborhood. . Like how much value does the basement and garage add vs houses that have no basement and carport only?  Some investor friends have suggested just relisting it as is for a quick turn around. 

Subject 180 Powers Ferry Rd Marietta Pros
Subject property has a massive 1100 sq ft garage.

Will be a 3/2 1024 sq ft when complete

It will have nice finishes granitie counter tops, tile bathrooms, master bed/bath

Full basement. (Ceiling clearance is only 7 ft.)

Also possible commercial zoning, It was an office previously 

I did drive the last 3 comps to make sure the neighborhoods were about the same. 

Cons

On a busier street

has some low volume commerical properties around it.

small house 1024 sq ft

Here are the sold comps

481 Meadow Brook -256k

I did not really include this in my comps due to it being a split level, fully finished basement, vaulted ceilings and extra half bath.

1900 Meadowbrook -214k

Nice job on the kitchen, went kinda rental quality on the bath rooms. It does have a deck and partially finished basement. Nice yard and corner lot

101 Yancy-219k

This is probably the closet comp to me. I plan to have this level of finishes in the kitchen and baths. This house has a deck, but my subject property has a massive full garage vs the carport. Comp only has a crawl space where subject has a full basement.

155 Nancy 205k

The finishes in this one are pretty unappealing. Bathrooms look ok. No carport or basement. Does have 200 more sq ft than subject. No carport or basement