If you want to look at an ARV from a future potential investment value from you renting it out, then you would need to find rental comps as well as investment sales comps to go with that rent to project a value off of NOI.It's going to be hard to pull comps without some sort of data source like Costar or Crexi or Real Capital Analytics.

I tried to get this information from my CPA but he couldn't give me an actual calculation, instead, he created a "mock tax return" using last year's data, but when he did it he INCREASED my tax bracket for all my taxes, and everything I've read states this should NOT be the case.I think the calculation should be this: Capital Gains Tax = (Sales Price - seller costs (R.E. agent fee & other closing fees) - original purchase price - capital improvements) x 15%.

Nick at ReventurConsulting.com does all the studies using Government data etc.

This sales data was taken from the Multiple Listing system.What is the average cap rate in Chicago?

This will be my first property in this MSA, wanted to test waters before expanding.

What data sources do you use to pull marketing lists to mail to multifamily property owners?

This testing is currently getting rolled out throughout the city.

I don't know where they source their data from, but it's certainly not just folks that send them business. 

I took the school test, passed, but decided not to take the state test because I discovered it was not what I wanted to truly do.

Learn to read that data to the point you can do a quick walkthrough of a property and are able to "ballpark" a value quickly and confidently.