Flipping a property in a small town

[Adam Lang]

I recently had a motivated seller contact me about a small house in a small town that she desperately needs to sell but I am having a hard time determining how much I should offer. There are only 2 properties sold the past couple years within a couple miles of the property and the sales prices were about $30,000 different. On top of that, the house is on the main highway that runs through the town and it is a somewhat busy road. This seems like it would be hard to value and may not see as much appreciation as houses off of a busy road. The house needs about $15,000 in repairs but I'm not sure of the ARV.

Curious on thoughts if I should just run away from this one or at least put in an offer even if it is really conservative. The lady is having health problems and really needs to sell the house which has been listed with a realtor for almost a year. I would like to at least give her an offer to consider even if it is lower than she wants. Thoughts?