🚨HELP!! Multi Family Property with another Single Family Rental on Property

I need help figuring out MAO for the seller and the correct comps, what is the formula or what do I follow? The properties are currently occupied and they’d like to stay the rent is $810-$950 (a month) below area average. The area average is around $1,200-$1,400+ a month. but there is a washer and dryer shared all together it brings in close to $30k a year for everything. I have pics and the inside would need updated (Paint, floor, bath and kitchen). What’s hurting me is also how low the rent is compared to area average. Any tips please

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