Help me analyze this deal!

[Gold Akabuaku]

hey guys, I'm set up for a walkthrough for this property but I want to I kind of want to pitch an offer now. so maybe more info after the walkthrough but can I get some advice on how good of a deal this has the potential to be??

It's a Vacant Single family Home. 3 bedrooms/ 2.5 baths. 2502 sqft. ( owner doesn't want to let his friend live in it anymore, he moved to another state and is down being a "landlord."

ARV- Just one property that's .5 miles away for $355,000 - Also a SFH 3 beds/ 2.5 baths. 2226 sqft.

the market value is $255,000. The homeowner knows this, therefore told me he will sell his home no lower than 2$25,000 because he knows a little about real estate and decided he'll only go 10% under the market price of his home. hasn't been updated since 2014 and it's been vacant for about a year and a half now. so its not a wreck but needs updating but the kitchen has stainless steel appliances but can't paint a good picture until I get eyes on the property, this is info is all by ear..

my question is if I were to lock it under 225,000 rn, just so I can kind of get a visual, would I have the potential to reel in some cash buyers you think? I'm planning on starting negotiating pitch at 200,000 and then offering 215000 or 220000 as my final offer but if I were to lock it up at 225 would you guys think id still get a chance of getting It assigned if I were to list it at 235,000 with cash buyers? Given that this neighborhood is averaging $350k in newly bought homes, that'd be a good deal for investors right? just seeing if I have the right idea with numbers here. I'm new at this wholesaling thing.

I'm estimating the repairs @ 30,000-45,0000 based off what I've been told but who knows.. just hypothetically trying to paint a picture.

Thank you

[Evan Polaski]

@Gold Akabuaku, it's impossible to tell, as you allude in your post.  Here is my devil's advocate view: 

I live in Cincinnati, and in the areas I follow, nothing in this price point stays active for more than 24 hours, even with full cosmetic repairs.  If it is livable with no major structural issues, retail buyers are buying everything up.

So, my guess is either your comp is really a comp, or there are some very significant issues with this property that will cost far more than 30-40k.  

But the hopeful side, once you lay eyes on it, if it is really $225k purchase price and actually only takes 30-40k of repairs, AND 350k is a true comp, I wonder why you would sell yourself short at 235?  There seem to be a lot of hungry investors in the area that will take on a $300k project to make $30k.  If all your diligence is correct, I would assume you could assign for $245-$250, and still leave plenty of room in the deal for the investor.