The truth is that it is all negotiable. You can pull comps, but the fact is no two houses are completely alike. What is needed is an experienced negotiator, someone who knows home construction, who knows how to look outside the box things like history on the market, prior sales of the property..etc.
I am usually able to get homes for my buyers at 80 to 85% of the list price. My prior experience as a home owners insurance claims manager for 17 years, provides me tools that most realtors do not possess. Please give me a call and we can crunch some numbers and get you the best possible deal you can get on this house. One word of advice, never become emotionally attached to a particular house. It is more important to think in terms of an investment as opposed to cuteness.
My cell # is 724- 518-6564.