RE Valuation

Hi, I am valuing a dormitory student/employee housing company and was wondering what the best ratios would be to determine value. I was thinking of the following:

DCF - basic discounted cash flow NOI/Cap - Cap rate valuation method

Comps: Price/EBITDA Price/NOI

Average of DCF, NOI/Cap, and Comps would give me a value and range.

I was going to add P/E in the comps but earnings could be manipulated easily and our markets are shaky at the moment and don't think the comps reflect fundamentals. Are there other comps worth including for this type of company (dormitory student/employee housing) ?

Would love to hear your thoughts.

Thanks,