Help w/offer to seller

[Jay Charles]

1-Story Single family home in a very desirable location in South Florida has 3 bedrooms, 2 full baths, central heat & A/C, family room, dishwasher, refrigerator, gas stove/oven, tile floors, 2 closets including a walk-in closet in master bedroom, screen in patio/spacious yard, 2100 sf living area on a 7100sf lot, and was built in late 1960s.

ARV: $182k-$219 (from zillow,eppraisal & total view)
County appraise Market Value: $138k
Est. cost of repair: $8k-$12k
We were thinking of offering $108k max $124k

Good condition need little work done inside. Exterior need some TLC. Patio screen needs to be replaced and ground needs pressure cleaning. Bathrooms needs cleaning and kitchen could use a little update (may need to be converted from gas to electric). A/C works fine and was left on to prevent any molds. $8-$12k est. cost of repair.

What do you think?