House Hacking help

[Amir B.]

Hello BP Community,

I wanted some feedback on making an offer on this duplex.

http://www.realtor.com/realestateandhomes-detail/2101-Aaron-Way_Sacramento_CA_95822_M16100-13678

So, the plan is to keep one renter and live in the other unit. The concept of house hacking can't be done with a du or tri, right? I think a fair offer would be $241,262. The asking is $289,900. I am using a CAP rate of 8%.

What do you guys think? It's below the asking but according to my math that is what I think a good investor would pay.

Thank you