Multifamily valuation/analysis PLEASE HELP!!!

[Akston Pots]

Hey awesome people and thanks in advance for your help :)

I will describe a property I've been struggling with for the last few weeks and hope you can give me some feedback on it. I imagine most will shy away from giving me a concrete figure (or at least a ballpark) of how much this might be worth, but that is what I'm after more than anything, though all feedback is welcome. 

There are some extenuating circumstances that make this property difficult to buy, but I will keep that grief to myself. 

Here it is then:

Location: Avondale neighborhood of Cincinnati, more towards the north and just a couple blocks from the Cincinnati Zoo and Botanical Garden. Zip is 45229. Not the best area but now the worst. Not sure what CAP others are getting here, but I should think it's at least 9% for similar places.

Size: 30 units in the town home style. All are 2-bedroom but are on the smaller end at about 800-900sq ft. All in a single U-shaped building.

Occupancy: high vacancy at 15-20%. I attribute this to the fact that property is managed by a colleague of the recently deceased owner who doesn't really give a hoot about efficiency. Furthermore, half of the units don't have fridge/stove, which turns off many prospective tenants. 

Income: currently grossing $160,000. Expenses are around 60-65% which leaves about $50,000 NOI. There is room for expenses to come down. The opposite goes for income. Average unit rents are $450. Based on my research (I'm no pro, btw), I should be able to get them up to $550/un with minimal investment and effort. Ultimately I believe $575-625 is realistic after improvements are made and a bit of side income from adding storage units and possibly covered parking, etc.

The Plan: buy, invest maybe $40-50,000 to catch up deferred maint and make improvements, raise rents a bunch, put back on the market. Two year turnaround.

Asking Price: I've been so fixated on what the owner wants that my own analysis is suffering. Classic case of overthinking. I don't want this figure to influence you in the same way so I'm omitting it. Just give me your opinion as to how much you would pay for something like this. 

Btw, this is off market and owner doesn't care if it sells or not. In other words, he's not motivated in the least.