How much should I sell my pediatric office for?

Hello, I've been a pediatrician in a town (population: 25,000) for 31 years. There's also 1 other pediatrician in this town that's been here around 8 years. We approached a local hospital 1.5 years ago and they've been appraising our business ever since. If we agree on the sale, I will continue to work as a pediatric at the office for about 5 years and then retire. Recently, we agreed on a price of the land and building of $861,000 and the items inside of the building at $83,600. To my surprise, the sum of these two prices was their offer. Am I being unrealistic in expecting my 31 years of reputation and following to not be worth anything? If so, I accept all slaps back to reality graciously. If not, what should my counteroffer be?