Need help on rehab calc ASAP

[Diana Rivera]

I wanted to run this property information by the group to see what you thought. It may be my first deal if things workout. First of all I decided to market from Redondo Beach down to seal Beach… Any feedback on those areas would be appreciated.

I have someone who is an absentee owner with an older sick father that is interested in selling in Long Beach.

Property is on a busy street which I know it’s not a plus.

Zip 90806

3/2 1445 sq ft.
Has been renting for 14 years to the same family and so that was the last time he remodeled. Did new flooring at the time as well as replaced Sheetrock with drywall, new pipes, kitchen, double pane windows, and HVAC system.
Plus 5-6 years ago put a new roof.

Based on 3 comps I pulled the ARV of his house is $553k. propstream says valued at $581k. After multiplying by .70=$387,100 . I believe usually for repairs it's common to multiply $100/ sq ft ( for LA/Los Angeles area) but based on the upgrades he has and it being in Long Beach ( about 20min from LA) and all do u recommend a lower number per sq ft.? Otherwise I'll be offering him 1/2 of what my ARV is.

I really appreciate any feedback anyone can give. Thank you in advance.