Is the 1% rule a "must have" for a smart multifamily investment?

[Rory Kelleher]

Hi All,

First time posting, and really, new to RE investing. 

Is the 1% rule a "must have" for a smart multifamily investment?

Considering a multifamily investment (2 Units, 1/1 down, 2/1 Up) listed for $600k in a "B" location. Conservatively, expect property can rent for 3800/m.  Based off the 1% rule, this property falls well below at .63% which based of the fundamentals of the 1% rule says this property will never be cash flow positive. 

But when i do my own analysis, the property seems to make sense, clearing $745/m NOI. (analysis below)

I guess my question is, should I really be looking for "better" deals?  My goal is not necessarily cash-flow, but rather building wealth over time.  Cash flow obviously helps though. 

Any thoughts or feedback is welcome.  Just starting out in this and looking to learn (and not make a bad deal as my first :))

Upfront Cash Investment	$161,979
Dist. Cash Flow Per Year	$8,944
Dist. Cash Flow Per Month	$745
Dist. Cash Flow Per Unit / Month	$373
Cash-on-Cash Return	5.5%
5-Year IRR (not adjusted for taxes)	17.4%