1800SQFT - 2300SQFT ..or is that too wide of a range.im asking this question because everyone ive asked thus far says to pull "alike" properties with similar square footage....but never exaplained what is acceptable (no rule of thumb)in addition...what to do if i dont see any comps?

So, here are the vague details:This would be an owner occupied purchase (my business would occupy about 29% of the total square footage)The other spaces are leased2 separate buildings (space 1= 46,800 sq ft; space 2= 10,000 sq ft)Possibility of owner financing of up to about 65-70% LTVCurrently the property does about $300,000 in operating income $53,000 in operating expenses for a net of $247,000.I'm really looking forward to hearing some feedback and opinions on the deal. 

This doesn’t include foundation, new meters and electrical etc.If anyone can shed some light on if that’s a reasonable price per square footage, I would be very grateful Chris 

Actually adding extra square footage is also more of a science than art so that is also another value-add for cheap.  

@Nicolas Boesch yes the basement is the same sq footage and is a walkout with private entrance no access from the upstairs unit and it would be a 3 bed 2ba.

Hi Cj- We have several homes in Collierville that are about the same square footage bed/baths pool etc and we manage and we rent them for $2800-$3200/mo.

I was planning on doing an add on to the house to increase square footage to make the house go up in value.

-Usually need more square-footage to repair- U&O is always going to be up your case and will wack you with even the smallest chip in the sidewalk, telling you that you need to drop 5-7k just in cement before you even get approved to touch your home. - Comping is not as cookie cutter as it is in the city, now you are usually dealing with different styles, build types, etc.Always feel free to reach out to me!

I'm in the beginning stages of converting a detached garage DIY project and adding square footage but I have no idea on how much drawings cost.

@Jonathan Toruno are you looking at properties with the same exact square footage and bedrooms?