Just go through them, select the renovated/closely matching ones, and enter them into a model.Here's my fix & flip model, you can see the comps entered and some quick stats below them: Then I use that comp data to adjust the Sale Price in the model to what I estimate it will be (double check the resale $/sf is in-line with the comps), then adjust the purchase price until I hit my desired return level. 

There are also many calculators out there that over estimate the cost assumptions or rent comps.

Yes I think estimating 5% would be a good start and then once you know the school district you can get a better idea of what to expect.

It’s a good move to have a contractor walk through before making an offer to estimate costs and timeline. 

I have a little hard time estimating a fair market value given these conditions as I don't know how much to discount the value of the house with these issues presented.

If I hadn’t been an expert in this market there would have been many variables I would have had to estimate which is a rookie mistake.

I will also give them comps / rehab estimates for the property as well. 

Economic Timing.According to data compiled by Marcus & Millichap[2], the Portland area has experienced three very important trends since 2010:The average price per unit for apartments has nearly doubledThe rate of employment growth rose from 2010 to 2015 but has since declined steadily, projected to be up 1% for 2020 (estimated before COVID-19)Roughly 30,000 apartments have been built since 2010, with another 5,600 units slated for construction in 2020Most RHA members have enjoyed a solid decade of price growth, rent growth and steady occupancy.

You can use this tool to estimate future property taxes: https://treas-secure.state.mi.us/ptestimator/ptestimator.asp

I know very well all the models of house they build, so can give you an accurate estimate and guide you thru the process.Steve