A grapes of those usually trade at each auction.Depends on 2 things: 1) How much bidders will likely bid at the auction and 2)how many other Certificates you have to pay off.1) Look at the past few Tax Deed auctions and see if lots similar to yours are being bought, and for how much2) Find our how many other Certificates you’ll have to pay off, could be 1 or 2, could 5 or 6.and the total cost.I see it is in Cape Coral...same analysis, only check to see if the water/sewer assessment, $10-$15k from what I remember has already been paid or not....this makes a huge difference....when you’re looking at past Tax Deed lot sales in the area, determine if those lots had outstanding water/sewer assessments on them or not, so you can compare apples to apples.The lots in Cape Coral definitely have more value than the ones in Lehigh.

The property is a two story, 8,000 sqft building including a 1,500 sqft barn (which will be coming down).

If a significant portion of your dataset is value-add or non-standardized (your property needs rehab but the other properties don’t), then you are comparing apples and oranges. 

We actually were married at a beautiful private residence that converted their barn into a full blown reception hall.  

Flooring on the bar: Looks odd to me, I would take that off and replace with some vertical weathered barn wood, painted wood as an accent, wainscoting or anything different than the flooring material.

@Shanna Barnes .

Discount/buy-down points are discretionary to the buyer and should be zeroed out for an apples-to-apples comparison.

I don't have extensive experience with any one in particular but depending on which OS you're familiar with or currently using(whether your an Apple or Android user) you should find several to choose from in the corresponding App Store.  

@Ian Barnes Thanks for posting that.

I'd recommend you go to Barnes and Noble or another book store and check out some retail estate investing books.