Help me comp out a commercial property?

[Jacqueline Swagerty]

I'm negotiating on a particular property that doesn't have a lot in the way of comps...so I'm trying to price it based on income.

2.5 acres along a major road in West Houston/Katy area.  3 components on property bringing in income.

10 year old 2 bedroom house on almost an acre, rented out for $1250/mo (haven't run rental comps but I think the house could get $1500/mo)

Tire shop that pays $1000/mo rent, been in business 10 years

About 1.5 acres that's used for truck/heavy machinery storage. Approx 50 spaces rented for $80/month, 3 spaces rented for $150/mo. 

I don't know if this is the highest/best use for land. High end home development with 300k-700k homes on small manmade lakes right behind it, a nice Kroger .3 miles away. Maybe developing it into something else is the way to go? A small industrial park? Storage units?

Another old house did get scraped off the land, so there is an empty lot with old plumbing and propane. Perhaps I could add some connections for a small rv park? (no zoning in Houston, but there are heavy HOAs, I'm pretty sure I could add some connections, but I don't know if that would be worth it..)

Value add opportunity might be to improve the fencing and mark out the truck rental spaces to maximize the space...the land itself holds a lot of value given the location. I'll look up traffic count, but I'm sure it has a crazy high traffic count. 

I am not sure what the exit strategy is yet...I definitely want to buy and hold, but my husband would probably rather wholesale/wholetail/or flip and get the cash out. 

Also open to lenders and partners on it, if it interests you.