With inflation still rising that delta is likely to increase. 

The local market (Florida) is going through a big housing bull market (and higher than average inflation at 8.5%).

Interest is still around %3 while inflation is almost %7.

Slow down, no rush...house prices will readjust....well unless that pesky inflation thing kicks in for real....

If you believe inflation is on the horizon like others, I think it would be beneficial to get a few BRRRs under your belt at low interest rates and then ride the inflation to increase rents over time.

Is the market just super inflated right now?

And yes there are always deals out there, particularly if you can find distressed properties.The only shark in the water right now is this oncoming inflation.....how bad will it be?

The common narrative is that inflation is ruining cash right now, and while true, cash still gives you a lot of optionality and often times less volatility of the stock market. nothing wrong with a high interest rate savings account to build enough cash until you have enough to serve your bigger goals. 

Last weekend, I saw a 60+ offer situation on a home in Hutto that could be a glimpse of what the market still has in store for us.It will be interesting to see how rising inflation and interest rates affects the market in the spring.

If the transaction was too long ago to be relevant, you can try to extrapolate with some easily accessible economic data like inflation numbers or average rate of real estate appreciation in your area from that year until now....Or as you eluded to if the square footage is simply less say 1500 sf for the 3 beds and 1100 for the 2 beds, you could figure a price per square foot on the 3 beds and then apply that to the 2 beds.