Analyze this wholesale deal please

[Scotty Hamill]

Hi all, great forums here at BP. I have learned tons of stuff. I have my first wholesale deal working. Heres the numbers.

ARV: 60,000-70,000
Repairs: 5,000
My offer: 28,000
Its a 3B/1.5B and 975 Sq/Ft. (originally)

The owner turned the garage into an extra room which adds another 250 Sq/Ft to the house.
Foundation is good,new roof,new windows,needs new carpet,paint,hot water heater,cosmetics. A house sold recently in the same area for 62,000 that is similar. I'm waiting on the owner to see if she takes the offer.
Its in a good area of OKC.
Your thoughts...