I had an escrow close last year for a Buyer that lives on the same street as a school but the school was full for the particular grade which was needed so they were assigned to a different school.

The doors are grade level with only a 10' clear height.It is currently 30% vacant but I've been told this is because they are using a big firm to lease and manage the space, who apparently aren't doing a good job on these kinds of properties. 

If the apartments are contractor grade and your property is upgraded, then you can potentially charge more.

This is a permanent brick slab on grade home not a modular.

And then there's middle grade properties going for around 130k (good rehabs going for list price in about 1-2 months on market). 

The driveway is probably a 16% grade and faces north, and it definitely ices over and stays frozen if it's not cleared right away.

If this is true raw land with no utilities in place that's a harder sell since grading and utilities are the most expensive cost to land ventures.3) What's the current zoning, and are there any changes to zoning in progress to increase land value? 

Is the crime or areas lower grade in KY just across the river?  

Also when determining actual sqft should I do comps based on above grade sqft or below grade or the overall sqft? 

My grandparents were first generation Americans who were just starting their lives as young adults when the Depression hit - my grandfather spoke broken English and better Italian than English, and had a 5th grade education.