Can someone analyze this please?

[Herm M.]

This property is valued at $46MM, according to the tax assessor.

Can someone tell me, based on these numbers, what is the MAX that should be paid for this property?

The buyer must assume a Freddie Mac loan ($19.4MM, 6.4% rate) that has a payment of about $120,000.

I don't see how anyone can assume that loan, and pay anything more than $5M on top of that to the seller.

Am I right or wrong? Here are the numbers: