Help pricing 2 Residential ALFs in AZ for sale ?

[Marc B.]

I have a dilema i have 2 Rentals  they are Residential ALFs ( single family Homes zoned with city as RALF and operating for 15 plus years as such operators get $300K revenue yearly each Home , I have a 3 year lease with 3 year renewal signed and personally guaranteed by 4 individuals operators running place , the comps for a residential home regular is 385,000 but not sure what that means in my case as these can’t be purchased with regular home loans Here are numbers monthly for each RALF

$2900 rent each

Landlord pays

$50 Hoa each

$64 yard maintenance each

$50 pool maint 

Property taxes here are $2300 per year I know move here then is 120 degrees that’s why they are low