What you think is inconsequential. What is important is what do the sellers think? Submitting a lowball offer is virtually effortless so ask you agent to do so. If you find that your offer is in line with comps, then you can have your agent send the comps to try to bolster your argument. Time on market is important as well as submitting a lowball offer to a home recently listed is much less likely to get a response then submitting a lowball offer to a home with a few months on the market.
So shoot off the lowballs and be patient. Be prepared for many declines or no responses. If you are patient (and realistic) though the market will come to you.
