That range is exactly why two Grosvenor Park houses with the same square footage can sell for noticeably different prices: one might have an updated furnace, roof and electrical panel with permits to show for it, and the other might have the same finishes done without ever pulling a permit.
Public records and automated estimates read the size and the age of a house; they cannot read whether that work was done to code, and that single gap is often the real reason an online number and a sale price do not match.
The only way to close it is a walkthrough against real comparables, not a formula applied city-wide. Get your hand-reviewed valuation from Joel Dyck.