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C store- cash flow of $ 120000 annum asking $275000 for goodwill in NY.Is the price right?

C store owner in rockland ,ny having cash flow of $120000 per annum is asking for $ 275000 for sub leasing the store.My question is the above price right or it is more.In my calculation it is more.Please guide what formulae to be used to ascertain the correct price?

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