Should I offer The Asking Price?

[Brandon Hellenbrand]

Looking to place an offer on a 4 unit property. I ran all the numbers and the return from a ROE and Cap Rate meet my criteria. The property is not currently listed, but my real estate agent knows the seller and approached me with the property. They are asking $314,900. If I want the property and the numbers work at that price, do I just offer their asking price or is it worth at least offering 310,000 and see if they accept or counter with something in the middle.