If you haven't already, read "The Book on Estimating Rehab Costs" by J.

The rents were much lower than I originally estimated, which was a bummer.

As @Troy Gandee mentioned use the tax estimator on the County website or call the assessor.

Selling costs would be 8-10% of the sales price but there should be an estimated proceeds sheet that would show you costs.

The property investment in total is estimated to be 105K with $1600 per month cash flow when complete.

I’d appreciate your perspectives.Here are the details about our current home:3/2 Class A property in a middle-America town with historically ~1% annual appreciation.Purchased in 2020 for $200,000 at a 3% 30-year fixed rate.Remaining mortgage: $150,000.Estimated value: $270,000 (based on recent sales).After selling costs: Likely $100,000 in net proceeds.Rental potential: $2,000–$2,300/month.PITI: $1,200/month ($700 mortgage + ~$500 insurance/taxes).Maintenance/CapEx/Vacancy (20%): ~$400/month.If kept as a rental:Net cash flow (self-managed): ~$500/month or ~$300/month with property management.Low appreciation potential but ~$400/month in principal paydown.Considerations:What’s the additional overhead of managing a second rental property remotely (3 hours away)?

Speak to a Realtor or Appraiser: Get a more detailed estimate of what the property could sell for with and without renovations, as well as its potential value after adding an ADU.

Be sure that you are honest from the jump, your estimated rate are only as good as the info you give them.

If you are getting a good deal on a place and it is just a regular-style house, I would run numbers compared to AirDNA and Mashvisor's estimated revenue.

@V.G Jason Are you finding it difficult to estimate ARV right now?