31 units multiunit in Chicago --located in border of south shore

[Chandra Sekhar]

Gross Rental Income $: $285,276

Total Monthly Income: $24,264

Total Annual Income: $291,176

Gross Rent Multiplier: 8.59

Taxes: $24,524 - 2019

Total Annual Exp: $83,298 - 2019 - Actual

Expense Source: Actual

Net Oper Income $: $193,615 - 2019

Cap Rate: 7.75

Janitor Expense: $7,750 - Actual

Fuel Expense: $1,452 - Actual

Electricity Expense: $3,912 - Actual

Water Expense: $7,333 - Actual

Scavenger Expense: $2,748 - Actual

Insurance Expense: $5,033 - Actual

Repairs-Decor Expense: $7,750 - Actual

Manager Expense: $13,846 - Actual

Other Expenses: $8,950 - Actual

Operating Expense Includes: Advertising, Gardener, Other, Snow Removal list price 2.5mil my offer is 2 mil at 42% expenses (10% vacancies)  1.37 DCSR,25% down 3% closing cost ,coc 10.90% ,CAP RATE 7.37  someone please advice me what would be the perfect offer for this property? Is your offer based on sq ft/cap rate/NOI?  Thank you