Trying to Compare an Apple to Bigger Apples

[Jimmy Watson]

I am trying to comp a house in a Dallas that really doesn't have much to compare it to. I would like some input on this if you have a second or if there's a thread out there that this scenario has already be brought up.

All are in the same subdivision, same age, similar curb appeal, all are 4/2/2, and the possible comps have comparable finish outs to what the subject house will have once it's rehabbed...hopefully by me. The subject house is 1,842 and no formal dining, while the two comps are 2,235 & 2,249 have formal dinings and the rooms are a little bigger. There are no rehabbed comps any closer in size than these.

The sold price on the comps are $209 & $211 psft. Since the subject house is approximately 400 sq ft smaller, would you consider them comps and if so, what would you entertain the per square foot price to be...$220, $225? Again, assuming all is apples to apples except the subject house is smaller.

Is there a general way of calculating this when the differences between the subject house and your best comps are further than ideal?

Thanks in advance!

Jimmy