@Merritt S.Decent indicator of the market at the least..

My lender also handles my hard money loans and hasn't indicated that this is happening.

Did cheap minimal staging from IKEA, listed it myself, title in binder, etc.

Lastly, look at the titles and blogs that people write here usually a huge indicator.

As stated by others, this was intentionally induced and numerous monetary measures and mechanisms have been put in place to mitigate and minimize the damages.I have no doubt that even after the pandemic has receded/subsided that there will be numerous more policies and mechanisms put in place to mitigate further. 

I predict this recession we are going into will be worse than 2008 in many ways so if you had an idea of what kind of properties were steeply discounted coming out of then that gives a good indication.

There is no reference to where this property is located, so I'll just make a couple general points that may help with the analysis.First, does the lease option agreement indicate that it is binding upon the parties' heirs, successors and assigns (or similar language)?  

If they are, they are assessing well below ask so that would be another indicator that it's overpriced (you'd have to research if they are one of those towns, if Keansburg is not, don't consider assessed value).I also wonder why you think you can finance 90% on an investment property.

Simple way to think of it is with the additional principle, would you rather invest it and make "x" (x being whatever return you can generate through RE, stock..etc) or use it to minimize the 3-4% interest rate that's locked.

The credit impact is likely to be minimal and if I recall once you are over the excellent credit threshold the rate doesn't really change anymore, I want to say that the excellent credit threshold is in the low to mid 700s but don't quote me on that.