First Motivated Seller Deal - How to Unlock Value?

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BP Experts - 

I've got my first motivated seller from direct mail campaign and I'm wondering if there's a way to unlock value from the situation.  The owner is retiring and moving to the Philippines, but I wouldn't call him a "motivated" seller.  He's interviewing realtors next week so I want to make a move, I have to soon before it hits the market.

Location: Houston, TX (West U)

Fair Market Value: $650k

Asking Price: $650k

Owner open to subject to (me paying his mortgage): Outstanding balance of $270k, 3.5% 30 year mortgage with monthly payments of $2350

Market Rent: $3000-3500

Owner also open to Owner financing at 5%

Is there anyway to unlock value given the financials?  Or is it too hard given that he wants to get exactly market value?  I'm thinking maybe I can convince him to come down 6-10% bc of realtor fees and closing costs, but it's still not enough spread, unless I can come up with something creative finance-wise.  I definitely feel like there's something here, but I also don't want to fall in a love with the deal and want to walk away if it doesn't make sense.

Thanks in advance for everyone's help!

Harrison