Is the current rent the Burger King paying above, at, or below market rents for single tenant retail for that box size in the market?

I have a retail concept that I would like business-minded feedback on.

I manage a mixed-use building; 299 apartments and 14 retail spaces.

My lender is asking me to prepare a proforma for the retail strip I am buying (5 stores and a residential apartment).

Unless you are paying full retail, a deal is a deal. 

I have been doing retail businesses for a few years but I'm looking to change things up.

I do know that once you've found a motivated seller at a retail price (or even below), that's willing to list with you, you've done much of the hard work already. 

The land is worth about 10k retail. the duplexes are worth about 170k each.

A good purchase is a good purchase in any market.If you plan on combing the MLS, standing in line with and competing with other retail owner-occ buyers, I'd say that is too risky.If you are finding that off-market, motivated seller and solving a problem at a discount, timing doesn't matter.Whether to flip or not is a good idea will depend on the asset and neighborhood. 

However, I'd be paying close to retail price for them.