There are no comps, but the closest I can compare it to is prime location restaurant lease deals.  

The closest I've come was my first property years ago. 

And from there I looked at the most recent sold properties closest to them.

With that said, are you thinking more on steak once a week or still ramen?

@Dan Bryskin I put the taxes that was closest with the MLS listing and on Zillow so if they come in lower then that's even better!

I know Yokosuka Base has those services, but unsure on the other bases(I'm closest to that base and have several friends there), so it might be a good idea to check with whichever base you are going to. 

Also, my closest friend works for Centurhy 21 Mike Bowman in Grapevine.

@Adam Kuhn - since this is technically a residential rather than commercial, you should go with the closest comps that you can find.Now, that being said, I'll embellish a little on what @Austin Fruechting said.If you want to treat this as a commercial investment, you have two general options.First option: Use the 1% Rule which states that monthly income should equal 1% of the purchase price. $3965 / 0.01 = $396,500.00Second option: Find the local average cap rate and back-calculate.

The next closest bid was $5,000 lower which made be feel that I had not paid too much.  

No, but it's likely only a matter of time before they get priced out of the areas closest to the city - those areas are already pretty pricey.