Need to determine ARV for an Adult Care Facility or Group Home

[Jerry Rodgers]

I have posted different directions on what I want to do on a 4400 square foot home/building that I am rehabbing. My question on this post is how to determine what I should list this place for either as an Adult Care Living Facility or a Group Home. I have consulted a commercial appraiser but they want nearly $3000 to just give me a number to list it at. It is currently approved for 6 beds as an ACLF or 12 beds as a group home. How do I determine what I can sell this for without an appraisal? There are no comps in the area that I or my realtor can find making this a very difficult place to determine value.