No Recent Comps for a Small Multifamily (2-4). How to offer?

[Christopher Giannino]

So there's a small multifamily house (2 units) for sale in my area that I am interested in. However, I feel like the list price is inflated quite a bit for the area. The MFH is listed for $265,000 and when I run comps for SFH the average sale price is about $160,000. How would you go about making a competitive offer if there aren't any recent comps for a MFH? Do you use the average price per square foot for the zip code? Do you look at SFH comps in the area? Any input would be very helpful.

P.S.- I do not have access to the MLS.