Wide range of comps. How to determine accurately ARV on SFR’s?

[Alfonso Aramburo Zepeda]

I think I found a Deal but one of the things that makes me not moving forward with it is not being sure about the numbers.

The asking price is 370,000 and the comps go anywhere between 270,000 up to 490,000 in a .5 mi radius, houses being very similar (4bed houses). A house like this one was just sold for 370K. Since it needs about 10K in repairs my initial though was to offer 350K.

How can I "appraise" this house and know what the ARV is if the range is way too open?

Thank you BP people!