Compare it to the area you grew up in.

The unobstructed water views for both front STR units can be challenging to determine additional value compared to other 3-unit properties without views.

These properties tend to hold value better and offer stronger appreciation compared to duplexes or small multifamily units.

As a side note the "Median" rents for the whole country are on a HUD website and is updated every year to the new rent levels, so you can see how your rents compare to the HUD Median rents. 

The income amounts look to be long-term rental (which they are and came in 30% lower than what the STR average did) and 2. why did the appraiser look at homes 20 miles away to compare to when there are PLENTY of rentals in town...

If you have a perfect tenant that you really want to retain/reward, keep their rent 5% below market.

Your new ARV(after repair value) should be supported by an adequate amount of comparable sales in the area(duplex's).

Here are some key highlights from the report, which compares December 2024 to December 2023:*The median sales price in the greater Austin metro rose slightly by 1.4% to $450,000.

Furthermore, if anyone knows of a third party that provides the data or is interested in periodically gathering the data for me from the county courthouse (for a monetary reward), please reach out.

Compared to other towns in Oklahoma.There is also an army base in lawton which helps keep the population high and another reason why the rental demand is high out there!