I don't believe I'm getting my offer price calculation correct.

[Sam Burns]

I found a home listed for $69,900 it's 4 bed 1.5 bath 2 story 1722 sqft

After using redfin to get the average cost per sqft I came up with an average of $118 per sqft.

so I did the home sqft 1722 x 118 for the ARV of $204,057-30%- an estimated 40k of repairs- a 10k fee (im still confused on this part on how much my fee should be) and that equals an offer price of 92,840.

This is obviously where I'm becoming confused my "offer price" is far higher than the actual listing.