Pricing a SFR Englewood neighborhood, Chicago, IL

[Markeilsha R.]

I have found an inherited, non-listed FSBO in the engle wood neighborhood of Chicago, IL. I would like to make the seller an offer, BUT learning from mistakes of the past I want to make sure I price things right, since this is a bad neighborhood. The house is actually really nice. SFR 1800sqft, 3/2 with a two car detached garage. She wants 45k, and repairs are about 5-7k. Based on the comps the property could be worth high 60's low 70's, but factoring a neighborhood in idk.

How much would a buy & hold investor in this area pay for this type of property?