What price would you offer for this 4plex?

[Ellie Narie]

I'm looking to buy a 4plex, and my realtor introduced me to an off market deal. The quad has 2/1 units, each renting at 900 a month, and one of them is empty (so perfect for a house hack). My market is very tight, I live in a small town on the west coast, and 4plexes come on the market rarely (and this one isn't even technically "on" the market). There was one 4plex that came on the market a couple months ago, that's literally on the same street as this one, with the same rents, and got 3 CASH offers of 500k.

But with the whole corona thing, surely I shouldn't be paying 500k here? What would be a good offer? I'd also be responsible for water/sewer/trash which adds an additional $350 per month of expenses on top of the mortgage. I hope to manage the property myself, and to use an FHA loan.

Help, what should I be offering to make house hacking work? The price wasn't specified, the owners want us to make them an offer,but it was hinted that they wanted somewhere along the lines of 450-500k. Should I offed 430k? Or less? What do you think?