I need help, commercial newbie.
I got a client who is asking me for comps for commercial properties.
The property consists of land, building, and the leased space. Leased space is $60k annually, 5 year contract.

Of course, I can't find comps. How do you determine comps ? I'm coming from residential real estate.
[{"id": "ekyx0bs", "text": "Costar", "replies": [{"id": "ekyxart", "text": "free to use?", "replies": [{"id": "ekyycpm", "text": "No, it\u2019s expensive but it\u2019s what you need for comps on commercial properties", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ekz0ddm", "text": "I recommend partnering with a commercial agent for this deal. You'll learn from them, have a greater chance of success with this client and expand your network.", "replies": [], "depth": 1}, {"id": "ekzajeg", "text": "Sale or lease comps?", "replies": [{"id": "ekzet2k", "text": "Sale", "replies": [{"id": "el038ks", "text": "You need cap rate comps.  These are analyzed by third party companies on closed sales.  For a small property like this you could probably ask a commercial appraiser in your assessor's office for some cap rate comps altho they tend to work six months to a year back but if your market is consistent then you could adjust a little either way.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ekzm1bj", "text": "Like others have said, you should partner with a commercial agent to help guide you through. Since I assume you dont have access to costar, the old fashioned way would be to go through tax assessor records by using GIS maps to see recent sales data and pull from that.", "replies": [], "depth": 1}, {"id": "ekzvj2a", "text": "1)  Costar is not always the best in certain markets.  Find a commercial broker to partner with.\n\n2)  21 years commercial experience, my success rate on deals brought forth by residential brokers when they didn't bring in a commercial partner is exactly 1.", "replies": [{"id": "el79ogj", "text": "Don't listen to brokers like him; of course they say you need him because otherwise he doesn't have purpose in life. Like 1% of brokers are big fish worth building a relationship with; this guy isn't one of them. And working in fucking Albuquerque he wouldn't know shit about being a real broker anyway.", "replies": [{"id": "el7b0n9", "text": "Jeez man, you think with the 20 OMs you're working on today you wouldn't have time to stalk people on reddit.  Creepy, vulgar, and unprofessional, which isn't surprising given your 5 months experience in the business.  Go push some paper and let us get back to actually doing deals.  Hopefully your corporate masters let you out for lunch, or maybe let you leave a bit early to beat the hour commute you've got in front of you.  All for the pleasure of doing it all over again tomorrow.  Enjoy that, you pencil-pushing clock-watcher.", "replies": [{"id": "el7c402", "text": "&gt;Jeez man, you think with the 20 OMs you're working on today you wouldn't have time to stalk people on reddit. \n\nSays the guy who lied about knowing who I was? Rofl that is rich. Yea I'm that good at my job I can laugh at your pathetic ass and still do more work than you wasting your life with pointless phone calls all day. Not even hard to do. \n\n&gt;Go push some paper and let us get back to actually doing deals. Hopefully your corporate masters let you out for lunch, or \n\nYou mean making pointless phone calls and holding tours and thinking you are doing shit? I'm not sure what is most pathetic; your job, you live in Albuquerque, or your delusions about making pointless phone calls is getting anything done. \n\nHave fun selling trash building in a trash market. Honestly it would be less pathetic if you sold BMWs; they probably don't even sell many BMWs in Albuquerque. You might as well live in a dumpster and broker dumpster properties. \n\nLosers like you should learn to mind their fucking place and stfu or get stuffed about how pathetic you in fact are. Any fucking monkey could do your job moron. Except you have a monkey job in a shit market in the ass end of nowhere. Pathetic.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "elbo6x4", "text": "I think subscribing to CoStar to get comps on one property is pretty ridiculous.  I would suggest checking out your county's tax assessor's website.  A lot of counties have pretty good sales searching ability on those websites, meaning you can search by location, building size, property use etc.", "replies": [], "depth": 1}]