Help! My first pitch price for multiplex near Kalamazoo, MI

[Josh B.]

I have an opportunity to buy a duplex near kalamazoo, mi. I was wondering what a realistic offer could be? The tenants are excellent and both long term over 7yrs+ with monthly income of $1850 from both sides. The property does have a few minor issues but nothing terrible. The owner lives a few hours away, he is elderly and sounds wanting out of real estate. Its been on the market over 360 days with no offers. Its dropped from $205,000 to $188,000. It has no offers as of yet.

 Does anyone have a recommend offer to throw out? I was thinking myself around $172,000 to give myself room to work. What do you think?