So we are having a real estate agent do a CMA for us, the only comp I can find is a similar piece of land that sold for $375k (TOTAL) in October 2019, that has 10 feet more of water front than ours. 

We're getting paid nicely, but they have created many nuisance violations, overheat the place to 80 degrees by using space heaters, even though there is perfectly adequate and working gas baseboard hot water heat, thus blowing circuits in a 120 yr old multi building, and calling us in the middle of the night to come reset a breaker because they don't have power in part of the unit, for having overloaded the circuit with space heaters. 

Our property manager had a handy man install the new fridge.Fast forward to today, I get a call from the Property Manager saying that the new tenant reported water leaking behind the fridge, after a deeper look baseboards are curling up, mold is under the baseboards, and they need to remediate mold and likely replace the floors!

I had the well tested and the arsenic level is at 3.3 and the US EPA considers water unsafe to drink over .010.

I had the well tested and the arsenic level is at 3.3 and the US EPA considers water unsafe to drink over .010.

The house currently has 2 of all the utilities (HVAC - 15 years old, electric - 2 100amp panels, gas, water). 

Don't forget utilities (is water not covered by landlord?)

Tenants began a lawsuit to buyer in July 2019, for inhabitable conditions(mole, water leaks, no screens) & breach of lease agreement saying they had a one year lease not month to month.

I have managed many units for years and have changed water heaters, roofs, etc so it isnt the fact Ive been lucky.   

Take a look at the expenses: are there ways to minimize maybe by offering a cable package or from Water Bill perspective, installing water-efficient plumbing.