Small Mixed Use Commercial property - Cap Rate

[Kyle McCorkel]

I'm looking at an off-market deal in Central PA, specifically in Mechanicsburg which is in between Carlisle and Harrisburg.

This property is 3 units, mixed use and zoned commercial.  There is a commercial unit on the first floor, and two residential units above.  I talked to my lender and I'll need to use a commercial loan.

My question is what cap rate should I use to determine the value (and offer price)? 6% feels right but I'd really like some more experienced (preferably local) guys/gals to chime in because this will be my first commercial deal.