Help With Rural Town Deal - The numbers Look Impressive

[Michael Williams]

I need advice on a small rural city deal. I recently got a house under contract about 1 hour south of Atlanta in zip 30187. The house is listed on Zillow, Trulia, RedFin, and Realtor.com as a 3/2 - 2,418 sqft. with 1.5 acres. The average ARV price is about 120k using the information from those sites. But 5 years ago they added 2 more beds and a bathroom making the total square footage 3,460, which is NOT reflected on these sites. All comps are within 3 months, they are | 2,256 sqft - sold for $321,000 - 2,450 sqft - sold for $260,000 | 2044 sqft - sold for $254,000. The average per square footage using these numbers is $124. Using these numbers would put this house at $430k. Is there some type of adjustment for rural areas? It's next to the police station, the schools are good, and its right downtown.