Real estate agent claims worst offer in 25 years

[Jeff Ihnen]

Hey everyone, just recently got rejected on our offer my wife and I made on a duplex. Their listing agent stated "this is probably the worst offer I have received in 25 years". Was I really that off in my numbers or does this agent have some truth to his quote? Deal: original list price 164k , 1 month later 160k, 5 months later no adjustment in price. The property has been sitting for 5 months total. We had 4 comps in the neighborhood where duplexes sold from 112k-135k. Average price per square foot=57 on these comps. 3 of the 4 comps listed that they had a "new" or "newer" roof. Our duplex of interest had 1 side currently rented at $850 a month (or at least claimed at that price). We could never get any lease agreements or any price/expense statements on the property from the seller after multiple attempts. The current tenant has completely trashed his side, clothes/junk everywhere, Reeks of smoke (especially in the basement, has never cleaned a toilet in years it seems, and just renewed this supposed lease we never saw.) The rent for this whole property is supposedly is 850 and 875. We made our offer at 125k contingent on reviewing the lease agreement, property inspection, and including a new roof. (The roof is completely shot and has hail damage that our agent thinks their insurance could pay for). Is this the worst offer anyone has ever seen? Or is the real estate agent just being a jerk? Our unit had 2080sqft. 60 x 2080=124,800. Our realtor said you can't make an offer on multi family units based on price per sq ft and that the appraiser won't even do that. Is that true? Thanks for any wise counsel!