SFH for rental analysis

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4br 2.5 bath. 1860 sf built in 1994 listed at 284k

needs roof and new siding(hardie plank) most likely

listed on zillow at 300k and i know zillow can vary form rgion to region but where I live, the zillow price is pretty damn accurate fom what ive seen. 

Im looking to buy cash, what offer should I put in? I dont want to go too low, then they won't respond. I want something close enough to where we can meet in the middle and I can buy for like maybe 250k or lower.