What someone is willing to pay for it is one of the best answers. If someone is willing to pay $585,000 for a home then in my opinion the most likely outcome for an appraisal should be $585,000 assuming a competent buyer.

If you are ever expecting to sell a home for exactly what you receive an appraisal for (whether through a lender or not) then you are not understanding appraisals. Why? Because of the value of an extra bathroom may be $5000 to the general public, but may be worth more or less to the actual people who might be buying your house. Selling a home is also a very emotional purchase. Maybe you just love the view out the bedroom window and that determines which of two houses you buy. Maybe white cabinets is the difference maker for you. Putting a value on each individual item in a home is subjective and a lot of guess work. So where should an appraiser usually end up? The purchase price.