Two rented homes for sale in Tulsa, what's the price point?

[Mark Lynch]

So here's the notes on this one, just trying to determine proper pricing:  Two single family homes, one rented for $800/ month and one for $850/month.  One very refurbished in last 12-24 months, one pretty rough still, but long term (14 year) renters.  Zillow has them at $70K and $89K respectively.  Do I price them at a 10% cap rate or Zillow or something else?  

Also, willing to carry back a note with 15-20% down for the right investor.  Seems like a dream come true for someone in the area.

Thanks,

Mark