strip mall value?

[Ash Patel]

I am purchasing a strip mall for in Ohio.  

FACTS:

1. Roughly 10,000 sq ft 
2. 33 parking spaces
3. very busy road - great signage/visibility
4. surrounding areas can be questionable (growing subsidized housing)
5. 3 long term tenants (subway, metro PCS, optometrist)
6. Optometrist currently owns building and occupies 70% of space.  They will sign a 5 years lease
7. triple net lease but I pay all expenses then get reimbursed from tenants every month
8. I make a 15% management fee on all of the triple net expenses
9. Yearly net income - $114,000 

Can you give me an idea of what this property should sell for?

THANK YOU ALL!!!!!

Ash