Estimating ARV in rougher area

[Adam Snow]

Hey everyone I have a question for you all. I am looking at a off market triplex to BRRRR. This would be my 3 property to BRRRR. However, trying to determine the ARV for this one has been pretty difficult. Most of the surrounding property are not as renovated as I will make this property. And so it is hard to compare near by property. I have a property that is 3.8 miles from this one that I just finished the refinance and it was $93 a sq/ft. So, I guess my question is do I move out farther and find "nicer" properties to compare to?

I am not sure if I worded that well but thank you everyone for your help!