Deal or no deal ?

[Melanie Blazek]

This property in Sac has fire damage and needs updating 

asking price $240 k 

ARV $410k(comp sold 12/28/22 )

Fire Damage bid -$126k

I estimated remodeling to be $38k ( property is 1,537 sqft)

What would you need to be this for to make it a good deal ? 

Please answer as a Fix and Flipper, I am a new wholesaler