Trouble Valuing this property

[Tom Bujnowski]

I'm dealing with an executor of an estate that has a four unit to sell. One building has 2 units(2 beds each) and the other building has 2 units(1 bed each). Each unit has 1 bath.

Both buildings are on 1 lot. The i bed. building has a 3 car garage under it Tenants pay utilities. The 1 beds are renting at $450 and $500. The 2 beds are empty with market rent at $600 each.

Here's the problem!! The property is in a small suburb of about 2,000 people and there are NO comps for multifamily. NONE!! Units all need some updating. I'm trying to work out an offer but because of lack of comps having a hard time finding value. Any ideas from anyone!!