When doing a CMA we try and get similar properties, property value can be adjusted based on some differences, for example finishes or unfinished basement that can affect the ARV. Mostly, minor things do not affect ARV, major things like year built, tax living area, age of roof, type of basement, number of bedrooms, bathrooms any other major updates are main factors that affect the sale price.
Not all neighborhood will have renovated houses, you can use recent sales of similar type of properties. The thing I will be interested is looking how fast the houses are moving in the area, the DOM, if the sale process is very slow and DOM is very high that's a red flag for me.
If you are having finding comps, your best bet will be knowledgeable, local Realtor, who primarily targets and does lot of transactions in that area, he/she should have a good general idea of ARV.
