First time buying and need some advice

[Jonah Lewis]

hey, Im in need of a second opinion!! I'm in escrow on a house 3bed 2bath with 2car grarage which we plan on coverting to ADU, for the ultimate house hack

before aprasal and inspection we made an official offer at 630k. home inspection results had good foundation and plumbing, but roof needed to be replaced in a couple years, electrical needed upgrade, and we want to remodel kitchen and bathrooms to more modern style.

we made counter offer at 620k and not sure if this a good deal. 2 comps from the appraisal range 640k - 670k and in the last 12 months 62 comps from 520k - 755k. the Plan is to rent out both rooms for a year then rent all afterwards and hopefully have the ADU done also.

thanks everyone