How much would you pay for this house?

[Jon Klaus]

4-2 across the street from the lake an hour east of Dallas. @1800SF built in 1980. Some updating already complete. Needs about $7K in repairs (mostly new flooring). Possibly add another $3K for a marginal roof that may have a few more years left.

Comps are tough. The waterfront homes across the street would go from $150K-$300K. Off the water, they are everywhere from $25K to $100K. The farther from the water, the lower. Tax appraisal is $83K I think ARV is around $70K?, but could be $60K or $88K. The neighborhood is really lower end , except the waterfront which are really higher.

This one should rent for $750-825/mo. I’d most likely keep it long term or lease/option, but this is different that what I’ve been buying, so I’d be open to flipping or contract for deed or….

What would you pay?