Is this considered a deal?

[Jamarr Lee]

I have a guy who seems kind of motivated to sell .He has 5 houses on the same street he owns and is renting them out. He said people has been offering him between 70 to 80k for his house he wants to sell. When I'm checking comps nothing has been sold in the radius of .6 that's similar.

The closest one is 1.9 MI and it sold for 122k, the guy says he is free and clear on the property. Since the property that sold is so far away is it fair to say I can do ARV as 115k and offer between the range of 50 to 65k?