Urgent-Offer based off $/sqft comps?

[Hannah McBee]

Hi I'm putting in my first offer on a duplex to house hack near TULSA OK.  Its listed at $265k in a class B neighborhood where other duplexes are valued at about $200k. The 2 most recent comps (1.5 miles away) are from April 2021 and May 2021 and sold for $200k and $225k. This duplex has cosmetic upgrades (granite and new SS appliances) but nothing in the listing talks about age of roof, hvac, etc. My realtor is waiting to talk to the seller since the broker is directing inquiries to a (currently unresponsive) seller. Heres my question- these 2 comps (and others that I researched) all sound between $79-83/ sq foot. This duplex is listed at $118/sqft. I'm thinking of offering $225k which is $96sqft. My realtor says we won't win at that offer amount. Should I not offer at all or should I go against what I believe is wise and have the most expensive duplex in the neighborhood? This is the first duplex in months that matches what we have been searching for! I just fear paying too much just because the market is super hot.