Valuation on a 3 Unit?

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Hey BP,

I have a 3-unit student rental nearby and I'm thinking about selling it. I'm trying to understand how buyers might value the property. Being 3 units it is residential in size but the use is strictly commercial being historically just for students at UNH. Perhaps it makes more sense to value the property based off of the income and market cap rates?

Hoping to get others' opinions on how to begin this analysis.

Thank you!