Additional info:primary 1031 exchange rules and requirements include: 1) same taxpayer: the taxpayer who sells is the taxpayer who buys, 2) property identification within 45 calendar days post closing of the first property, 3) purchase of the replacement property within 180 calendar days, 4) trading up: the price of the replacement property is equal to or greater than the old or relinquished property, 5) hold time supports the intent to hold for investment, and 6) related party transaction regulations. 

They may not allow the square footage of the street surfaces to be included in the calculation, they may not allow set-backs to be used in the calculation and there may be requirements for open space.

Should I include my phone number and email address?

I have three comparables on the same street of the same historic nature (much higher value too) and other figures in the industry agree with my comparables including the cooperating agent.

Include money, time, and resources. * Discuss the goals and expectations.

Steve Kachmiewicz What's included in your due diligence?

However they will do 70% of the value no repair costs included.  

The postcards where about $800 for 5000 but included the first mailing postage.

The only wildcard would be the homes, which would have to be worth $4,000 each to make up the difference but, regardless, the bank appraiser would not include the income from them, anyway.However, the big question is what the market lot rent is.

@Joseph YoungIn my experience billboards are always included in the NOI number which is then divided by the cap rate to give you a rough estimate of value, so to answer you question in short yes it should be included.At the end of the day, real estate has to be looked at as an investment you're buying today cash flow for tomorrow.