.$80k ARV: based on what other properties are selling for on Zillow after filtering for similar sq footage and bedrooms1k rent: Seems like a fair conservative rate Property tax: pulled from the county's websiteVacancy/repairs/property manager - Are these amounts standard?

I try to keep square footage within 10% or so.The key to the exercise is to eliminate any preconceived notions regarding the ARV. 

They can often be a way to add value with more finished square footage, bedrooms and baths. 

Given that square footage and location are fixed what can an investor improve that will raise the appraisal the most?  

Here are some of the vitals:The house was built in an established subdivision in Madisonville, LouisianaThe lot price was $53,000The total construction cost was $295,741The selling price was $347,000Builder profit was $51,259Living area was 2,424 SqFtUnder beam square footage was 3,291Configuration was 5 bedrooms, 3 baths

Try to find a property built in the same year, same # of beds/baths, same features and updates, and within 20% up or down of the square footage.

You want to compare similar buildings structures, age, square footage, finishes, and rent rates to the one you are analyzing.  

I created a spreadsheet that logged the purchase price and square footage of all the duplexes in the certain area code that I wanted.

Even if you can't individually meter the water, you can do a utility charge back and bill the tenants each month based on their prorated share of the bill calculated using their % of square footage rented.

You can set geographical, size, etc filters on Redfin as a starting point.One thing to note on this, is sometimes it requires a bit of research, in that the posted bed/bath/sq footage on Redfin isn't always accurate, so you might need to cross-reference it elsewhere.