Anyone familiar with Austin neighborhood in Chicago?

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Hi Everyone, 

I was wondering if any of you are familiar with the Austin neighborhood in Chicago? About 4 months ago, I sent a yellow letter to a property owner. We didn't agree on the price, but she called me last week and she's very motivated since her tenant made a mess with the place. She's at 60K right now but I believe she would take 55K. I went to see the place and it needs somewhere between 30-35k. 

I estimated the ARV to be 125K being conservative but I think it can sell between 130-135K. However, I'm not entirely confident on this estimate since there are not too many comps. The property is between monitor and division. It's 3BD/2BA and around 1,500 SQ FT.

Using the 70 % rule, the price I should be paying is between 52,500-57,500, assuming we use a sale price of 125K and repairs of 30-35k. 

Any thoughts?