Need help determining price

[Adam Kuhn]

I am looking at a  side by side duplex in a great neighborhood.  There are not many comps that I have been able to find as it is mainly a single family community.   I am having trouble determining what to offer/what property is worth.

Each unit has 2000sqft, 3 br, 3 ba, office/den

Unit 1 rent is 1965, Unit 2 was rented for 2000 but is now recently vacant. So when full $3965

Taxes about 6,000

Tenants pay for utilities, snow, lawn.

Property has been kept up well. 

Any advice for determining what I should offer/value of the property?