Lease to buy option price?

[Sol Romand]

Hello BP members! I have a commercial space in a depressed neighborhood. I found a business who needs my location and is willing to pay a premium for it. However he wants a buy option in the lease. Here is my dilemma, the sales comps in the area are bad, vs the lease I would be getting from him. What other calculation can I use to get a price that it would be worth based off of rents?