How much to pay for a 36 units

[Brad Starks]

Could you please give me your thoughts on how much to pay for 36 units which are 3 different buildings.   I feel they are class c apartments.  What is the best way to evaluate these apartments?

They are in my home town so I know the area well.

Cash on cash 

cap rate

price per unit

I know that it brings in $285,300 in rent each year.  That includes water/sewer/trash and heat.  

I will be meeting with the owner next week to talk more about the property. 

Thanks 

[Jeff B.]

I'm going to rain on your parade:- If you can determine the value, then Y O U are not ready to make an offer nor manage this size facility.  Yes, that's brutal, but you don't need more smoke-n-mirrors, you need a reality check.