Lot size and foundation/garage to negotiate? Help! #'s included

[Daniel R.]

There is a new clunker on my local MLS (surprised it even made MLS!) that is obviously way overpriced but in my desired market, it may get offers. Comparing it to 2 other complete rehabs in the neighborhood that have sold over the past couple years, what would be a good offer? Properties A and B have already been sold, and C is currently listed.

A: Sold for $40,000. Per auditors website, 926 living sq feet. Lot 9350 feet (0.215 acres). Pros: New garage 2010. Cons: Foundation has been redone. Since purchase, an addition has been put on (with foundation to add to basement too). Currently still being rehabbed. Back half of driveway to be replaced. Price per square foot $43.19

B: Sold for $70,000. Per auditors website, 1296 living sq feet. Lot 6400 feet (0.147 acres). Pros: Good foundation, excellent driveway. Garage door replaced just now. Price per square foot $54.01

C: Currently listed MLS for $89,000. Per auditors website, 1018 living sq feet. Lot 6144 feet (0.14 acres). Pros: Can bargain against properties A and B! That's about it. Will need major foundation work and would like to put on an addition similar to property A as a value add. Busted asphalt driveway.

So where does the negotiating start at? Aside from price per square foot, where does foundation and driveway in addition to a smaller lot size come in? Property A had a lot that's 3000 square feet bigger and a new driveway, but needed foundation work similar to the current listing. Property B, with a sales price of $11 per square foot higher than A, didn't need foundation work, didn't need driveway work, and only needed a garage door.

This is assuming property C will be a total gut job. Knowing these minor details, what would be a good starting offer, and why?

Thanks!