Rule of thumb on how much to offer for a "pretty house"?

[Allende Hernandez]

Hello guys,

I have a seller who needs to sell quick and is asking close to market price for his property. This is a condo in a desirable area in Miami FL, near the ocean.

I just have exchanged emails with him but judging my the pics the condo might need some paint job and not much more (lets assume). I know about the 70% rule of thumb for fixers but not sure how to come up with a realistic investor-level offer for this kind of houses, the ones that need little-to-no work.

I could treat it like a 'fixer" but with less cost or repairs, so I was thinking in offering about 70% of the market price, but in my newbies eyes, that's a hell of a discount.

Asking price: $340K

70% Offer: $241K

Comps:

- Similar unit in the same building: $353K

- Similar units in another building closer to the water: $345K & $375K

Any guidance is appreciated!!