I have been using it for a year now and the software is improving.

I'm still doing improvements all these years later (bought in late-2016) but the value-add reality and rent bumps is as real as it is wonderful. 

Then, if you do an analysis after 2-3 years projected cash flows stabilize, equity improves, and the area is growing and we’re seeing larger national businesses move in, so I think the growth trend should continue.

But I don't know with those improvements if we could have gotten it up to 425. the as is CMA my realtor did on the property came up to 339,000. and it was listed at 315, I'm interested to see what the bids were on the property.

Trying to meet and exceed expectations isn't easy, that's why we NEVER stop improving:)

I’d do the improvement.

We keep track of property expenses - all maintenance expenses, improvements, and business expenses, as allowed in the tax code (like a subscription to Wall Street Journal and lunch with other investors). 

Even if they play hard ball, from your numbers above, you'd make about a 30% return on the improvements- that's not bad when coupled with good cash flow. 

Use that as a template and improve as needed:)https://www.biggerpockets.com/...

It can only be deducted if used on the same subject property for capital improvements, which you say you don't plan.