How accurate are city appraisals?

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I just found the local government recorder/fiscal office and have been looking up the properties we are eyeing...The state has the property we are most interested in appraised at 70,000. The owner is selling it at 95,000. Might as well state that the property analysis tool has the property coming up with positive cash flow with a 20% downpayment, and monthly rent coming in at around 2390...

I've looked at a couple of other properties, and the appraisals have come up even with the amount the owners are asking to sell, or they are even selling below the apprasial value. Will the banks appraisal likely be in the same range as the city's? Or could I potentially use the lower appraisal value to lower the owner's price...?

Just wondering what others people's experiences have been! Thanks!