Valuing a Rental, San Jose, CA

[Rob B.]

I need some help valuing a rental property. It's a 2/1 duplex in San Jose, CA (off of 10th & Julian). 800 sq ft, older property but in good condition. I need to list it but I don't know what it's worth. Can someone offer some insight? I've tried to run comps, but some properties are $2,000/Mo, others are $3,600/Mo and it's hard to tell where. I'm meeting with an investor in the morning and I don't want to embarrass myself by throwing out a ridiculous number. 

I know the various strategies, but if someone familiar with the area could suggest a number I would appreciate it.