The 70 percent rule keeps giving me a max purchase price that's below every listing I look at

I've been running the formula on everything in a 20 mile radius. ARV times 0.70, minus repairs, and that's the most I can pay.

On a house listed at 189 where I think ARV is 250 and repairs are 30, the formula says 145. Nothing near me sells at 145. Every single house fails, which either means the rule is wrong or my area doesn't work or I'm applying it to houses that were never going to be deals in the first place. Reading it as the third one but I want to say it out loud before I keep going.