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. 

[Bjorn Ahlblad]

@Kyle Begner Since no one has responded maybe at least I can point out a path for you. Have you done a search on BP using the word 'storage'? I would not go much further unless you find someone with expertise who will act as your buyer's agent and pay that person. It is unlikely that those numbers are all inclusive or even accurate.(Coming from the seller's agent they will promote the seller's position=Duh!) You will need your own expert to help you establish that and what an eqitable deal might look like. You might also think about reposting this with the word 'storage' in the headline. All the best!