Deal or No Deal???

[Joe Threats]

Morning BP Fam! 

I have a property here in Houston on 321 Main Ave.  that I'm considering putting under contract. The motivated seller owns property free and clear and wanted 165k due to all the rehab she put in. I was able to negotiate to 145k by telling her she's had the property on market  for 45 days with no love, and saying what are you willing to take today in cash. The 4/2.5 2,195sqft sfh is in great condition (exterior, Interior) and area rents at 1,500 a month. I'm curious to know if it's at least worth getting under contract. It's hard to actually pull comps on my own but I have an agent running them as we speak.  Thanks in advance for any comments and tips.