Hotpads will give you nearby rental listings, but you have to do your own comparison.

Another reason, and correct me anybody if I am mistaken, is that perhaps while constructing comps the owners and agents factor in sales of properties which were bought not for their cash generation as-is but because of zoning considerations that meant these parcels could be developed into something larger at a later date, perhaps in combination with properties and lots nearby that are already owned or were bought separately in different ways.

Everything near by is selling in under 30 days, unless it’s a dump or way over market which is around $110 sq ft for finished houses, and this area requires 2000 min sq ft, average size is much higher.

After more coffee and pondering on this it seems to boil down to: value of an LLC owning real estate vs fractional value of that same LLC to three investors who happen to be using SDIRA money.

Late 2019, we bought a duplex in a nearby neighborhood as a pure investment, while we lived in this one and worked to improve it.

On BP forums, meetups, REIAs, coffees, find your local experienced operators/NOT paid gurus and see if you can help them find deals, drive for dollars, analyze deals, line up contractors - it’s your unpaid internship to soak up as much experience as you can handle - - best of luck!!

Yeah, I figured it might've been too easy to just rely on the RedFin map for comparable values of properties nearby.. hah. 

Meanwhile some counties in NJ are blowing up because many people are moving from nearby cities.

Doesn’t seem like any relatives live nearby.

Duluth guy and I had a phone call back in January of 2020, and made plans to grab coffee the next time I was in town (I live about 2 and a half hours south in the Twin Cities).