What would you pay for a 10 apartment + 3 commercial unit multifamily?

[Karolina Powell]

I'm trying to figure out how the seller is coming up with their figures.

What would you pay for:

Multifamily in a small town, low appreciation potential, 3 commercial storefront units and 10 apartments.  8 single bedroom and 2 double bedroom.  Historic building with slight cosmetic updates 

101,000 gross

54,000 NOI

Two empty spaces that can be used for laundry or made into another apartment.