what price should i offer for this corner lot sfh

[Iris L.]

Hi i am analyzing a 4 bedroom, 3 bathrooms 2733 sqft sfh in a working class neighborhood, 15 minutes to work, and shopping mall, downtown. estimate rent in the area is 1600-1700. built in 2011

The rehabber did a good job  to make it move in condition. but the problem is the location, the house is on a corner lot, cross street is a church. the street is not a main road, but still busy.

can someone suggest a price i should offer, there is a 3bd, 3ba, 2408sqft sfh sold for 225K sold at the next door last month. the house is in a rehabber's hand, she needs cash close in 7 days because last offer fell through. she originally listed as 246,900, now she is asking for 216,800. i am thinking of offer her around 190K.