How would you analyze this commercial property?

[Pat Jackson]

I'll try to be brief.  I'm looking at an 8 unit apartment building above an autoparts store.  It's not ghetto, I swear.

My partner and I have the P&L statements for 2014-2018.  The apartment portion of this deal has been really under market.  This most recent year is the closest to actual market rents.  The expenses and vacancy have waxed and waned over this time period.  

To come up with the NOI, I feel the most accurate thing to do is take the 2018 rents, and the average expenses and vacancies for 2014-2018. Thoughts?