Help...is this a good deal to Wholesale

[Brandi Williams]

3/2 1288 sq. ft
New paint, carpeting, vinyl windows and siding
Built in 1987
Tenant Occupied: $500/month

List Price: 39,875
Offer: $21,999 (starting point)

Comps:
3/1 1000 sq. ft. 0.24 miles away sold for $105,000 (4/4/11)
3/1 1592 sq. ft. 0.56 miles away sold for $75,566 (4/14/11)
3/1 2045 sq. ft. 0.3 miles away sold for $72,000 (1/14/11)
3/2 1084 sq. ft. 0.57 miles away sold for $41,000 (1/7/11)

This house is about 10 minutes from the local college. I may already have a buyer from our local REIA group that is looking for 3/2's near the school.

Is this a good deal? With it being rented at $500/month what would be a good listing price to attract buyers?