How to determine offer price?

[Mina G.]

I saw a house today that is a short sale.
2 family house on a double lot

Seller put it up for 295k but as I said its a short sale.

House needs some work I estimate around 10-20k. check the issues below and let me know if I'm way off.

How low can I put in an offer on a short sale? I honestly don't think I want to pay more than 260k to 270k for this property.

Here are couple of things.

 - Huge tree in front of the house (very large tree). Branches are almost touching the roof.

 - 1 bathroom needs renovation

- kitchen floor need to be fixed. Currently laminate floor and its peeling off.

- A lot of laminate floor throughout the house

- Some leak from 2nd floor to 1st floor.

- Outside cedar shingle siding peeling off.