20% Cap Rate??? 200%+ Cash on Cash ROI??? Am I Wrong Here?

[Dominic Balconi]

I just calculated the cap rate for a property I'm going to develop within the next year: 20% 

Here are the numbers:

$40,000 to build

$30,000 for the land

2 Units

Annual Gross Income: $24,000

NOI: $14,000 (conservative estimate as expenses will be low, as property will be brand new)

DCR: NA (all cash, no loan)

Cash on Cash ROI: 200%+

These numbers seem unrealistically fantastic. Am I to be worried that I'm miscalculating something somewhere? The property is also beachfront, so insane appreciation is to be expected, but is not a factor in the calculations. 

If anyone is astronomically confused, the property is in Ecuador, South America.

Thanks for your input!

[Wayne Brooks]

$40 k to build 2 units seems unrealistically cheap, even for just the slab up....let alone site work, permitting, impact fees, plans, engineering, etc.