I'm calculating ROI - need assistance.

[David Cox]

...and I want to see if I'm correct. Lindale TX has stellar school system. So property values are good, stable, and many want to move here. I'm calculating 20-40% annual ROIs over 10 years- Is this real? If not, what am I missing ? Equity and P&I are from actual Mortgage tables. Cash flow is low BUT overall looks like a good deal. Annual appreciation somewhere between 3-3.5%- I'm being conservative with 3%. Equity in the 5 & 10 year cells are property value - Loan balance.