Rules of thumb in Denver Metro

[Jason M.]

I'm curious what Denver area investors use for "rules of thumb" numbers since property cost are so high here. Obviously I'm pretty to new to this, but even when I come across a higher CoC ROI analysis (9 to 12% without PM.) the math on the 2% test doesn't even get close.

For instance: A 4/3 SFH in Aurora (No HOA) for $275K renting for $2200 would register .08% on the 2% test and around -7$ on the 50% test. Is my math wrong, or would this not be a decent deal after all?