For comps without MLS access...you can get pretty far with a ballpark value on sites like Redfin and Zillow for properties that Sold in the last 3-6 months, within 1/2 a mile from your subject property that are as similar to yours as possible: same construction, +/- 1 bed or bath, and within 20% of the square footage of yours.

Also, in my area there are laws that limit the number of occupants based on the square footage of the apartment.

The rents in that area with the same square footage are renting from 1000 to 1100. 

However, it has a tiny single car garage, I have a two car garage, and a breezeway which is about 200 sq ft (not sure if this adds sq ft, but I have been thinking about combing this room and my kitchen to increase the sq footage).

:-) @John Hickey John, so based on your experience of $11,000 for the 1600sqft home, perhaps mine (due to the much larger square footage) may be closer 18k :-O  Despite the cost, upgrading it would make me feel better and safe when I sleep! 

My individual strategy is to buy  something with small square footage in a great location for visitors.  

My take on it is if you’re buying there for schools, the age of the house, the square footage – go for it, but realize that you’ll be paying a premium.

They will then make value adjustments for the square footage, bed/bathroom numbers.

dont go based off of what the property is assessed at, go on sites and find what homes in your area that are similar to the home you are looking to offer on ( similar, square footage, bedrooms, bathrooms, acres...etc) Do your own homework to find out what that house will sell for NEVER take someone elses word on it.

Look at your ARV for comps with similar sq footage, bed bath makeup, within 1/2 mile, sold last 90 days, always be conservative in estimates.As far as living there, that's a longer play, but if you're confident the market is going to keep going up or at least not go down, you should be able to play by the same rules