Since it sounds like it's in the path of progress (even with the bad apple next door) I would put 1-2% depending on the age.I also think that the Capex estimate is low.

Hard to compare apples to oranges as every market is going to have slightly different rates for contractors and possibly materials.1.

Don't let one bad apple spoil the bunch. 

"I have 3 apples.

Put a TV on a timer.

The battle for the home is being fought between Amazon, Google and of course Apple.

When I went to try to talk to them in person again, the tenant refused to open the door when I knocked (they can be seen watching tv by the window).

Let us consider AirBnB, Uber, Apple, Amazon, UPS, and WeWork, just to name a few.

My first thought was that he did not plan on coming back, but you can tell from looking in the window that all of his personal items are still in the unit (TV, mattress, clothes, etc.).  

I agree that the general sentiment in this thread is over priced under value but that is changing.And the biggest issue with appraisals is they are not apples to apples.. you can't take a used home and compare one that has everything brand new..