Broker Packages and information

[Dale Gwynn]

Maybe someone can explain something that is confusing to me. Lately I an getting information from brokers and others that will show a current property cap rate, (lets say 5%) but it will show a proforma cap of (lets say 6%)...are they saying that they expect the value of the property to go down in the future?? I mean as an investor, wouldn't you want to see a proforma cap at say 4% if the current cap is 5%??