Determing mixed use propety cap rate?

[Roney Nakhoul]

Need help determining valuation of a mixed use property. We currently occupy the business space on the bottom paying $3650/month for about 10 years now. There's 2 apartments upstairs paying $1950 each - totalling 7550/month or 90600 a year.. the property taxes are about 13k a month and probably 4k of other expenses. Building is 1930s and needs a new roof and general maintaince the landlord hasn't done but wants top dollar. The area is generally good and the reason we want it so bad is because we have our business there and can't keep throwing money on rent.. How would you value this based on noi?