Can you help me determine the ARV of this house?

[Rodrigo Carrano]

Hello,

I just got a lead for a Single Family home 3 bed 2 bath and I am having some trouble to evaluate it right. The owner is asking 270,000 and he owns it free and clear. The house is in good condition, just need paint, new carpet, kitchen renovation and maybe a bath renovation.

Most of the comps within a mile radius are 3 bed 1 bath. And all of them on the price range between 70,000 and 120,000.

There is one comparable that is 3/2 within half a mile and it just sold in March for 230,000

The average 3/2 price within one mile is 190,000 (5 comps)

All the comparables were built between 1930 and 1960. But this house was built in 2008.

The tax value of the house is 76,000. And the estimated value calculated by the software that I use is 127,000.

I understand his asking price since 3/2 comparable houses are much older.

But also usually there isn't such a big difference in the price and the tax value.

Should I consider tax value in this case? What would be your ARV in this case?