No comparable comps for ARV

[Brittany K Smith]

Trying to find ARV with no comparable comps. The reason for lack of comps is because there is little supply. The market is very desirable and located in a historic district downtown in a walkable location to shopping eating and water front. The idea is to convert property to a duplex and BRRRR. However without having a ARV can not move forward. To make matters more difficult the property is a log cabin among mosty late1800s and early 1900s built brick homes. The cabin is also historic and rare for the area not sure if that is a positive or a negative for the area. I want to make an investment not a gamble. Just not sure what else to do as far as arv goes.