How do I come up with a reasonable offer?

[Kyle Begner]

I am in the process of trying to acquire a few self storage locations, The price is marked at market bid. 

I want to add these properties to my portfolio, they look amazing, I ran through each location with the broker and owner. I was very impressed with how they kept up with everything, tenants we talked to were happy with pricing and the property. Tons of potential to expand and grow. 

I will post my details down beneath but my main goal here is to learn how to offer a great deal for BOTH of myself and the seller. 

What would be reasonable? 



Property #1- 4 acres, 7 buildings, 20,500 of rental sqft, 139 units, 96% occupied,

Property #2- 6.5 acres, 5 buildings, 15,00 of rental sqft, 110 units, 100% occupied,

Property #3- 3 acres, 6 buildings, 18,000 of rental sqft, 144 units, 90% occupied,

The Details I do have currently:
All are slightly under market rent rates(could raise 5%-15%),
None are AC.
Net Rentable is 53,000+/- Sq. Ft.
In-place NOI $187,000+
Stabilized NOI $214,000+
Price is not divulged, going for Market Bids.
UNITs = 393
Buildings = 18
Acres = 13+
Value add = Tons of Potential
They are all within 10+/- miles of each other
Can increase tenant insurance collected, admin fees, merchandise(boxes etc.)
Enough land for expansion.

Thank you for taking a look.
Would really like to hear some opinions. I'm still a rookie in the game.