[Calc Review] Help me analyze this deal

[Aireka Saint-Louis]

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Hello Bigger Pockets community I am in need of some serious help. I have my first potential off market multifamily (duplex)  deal.  The owner has not set a price, but the county assessor's has it valued at $193K.  When I applied the 70% rule minus repair estimates the price seemed so low that I did not dare to even do an analysis with those numbers.  Even with the numbers I did use I feel he may not except the offer. Tell me what you all think.  What am I missing? What needs to be added or taken away?