Assessing Commercial multi-unit properties

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Can someone explain this to me. I feel like I’m getting something foundationally wrong. From my understanding, a properties value is NOI/cap rate. Is this correct? What I’m not understanding is, it seems like the higher my NOI the less the property is worth.. Let me break it down with an example: NOI:$10,000 Purchase Price: $100,000 CAP rate: 10k/100k = 10% Value of the property: will obviously be what I paid for it then... 10k x .1 =100k If I raise my NOI, my cap rate goes up, and the value goes down... So if I just arbitrarily offer them 500k for the above property, my cap rate goes down but my value goes up even though it’s still not a nice property? But it’s value is higher? That’s what doesn’t make sense to me. How do you figure out what the property is valued at so you don’t over pay? Property 1: NOI: 10k Purchase Price: 100k Cap rate: 10% Value of Property: 100k Property 2: NOI: 10k Purchase Price: 500k Cap rate: 2% Value of property: 500k Or do you not find the property value by dividing NOI by cap rate? Idk if I’m making sense here? I’m basing it off of this article: https://www.biggerpockets.com/renewsblog/property-values-residential-commercial-investing-and-matters/ What am I doing wrong? This is a cyclical nightmare in my head right now that I’m trying to straighten out. Lol Thanks y’all!