What asking price for this 12 unit?

[Bill E.]

Gross Income: $132,000

12 - two-bedroom, 1 bathroom units

Fully occupied

Interesting quirk - 4 units leased as furnished corporate rentals to large multi-national corporation with plant nearby. These units are on 18 month leases and pay about twice what the market rate units pay. All utilities, kitchenwares, furniture, etc are included in rent.

Located in small western New York town on a lake. Walking distance to shops, restaurants, bars, beach and tennis & basketball courts. Not many rental options in the area and it's the premium neighborhood in the county.

Using the 50% rule NOI = $66,000

At a 10% CAP that = $660,000.00
At a 9% CAP = $733,333.00
At 8 % = $825,000

Decent condition - interior updates could help. Nearby comparable properties rent for up to 25% more.

Thoughts?