Rental Property Calculator questions!? Confused..

[Luke M.]

Newbie here.. beware..

Trying to locate a deal for myself and I upgraded to the Pro version to take advantage of the rental calculator.. I am interested in SF properties right now..

My question, I have ran a few today and I get this low cap rate of about 5.2% but click on the 50% and it has $121.00 cash flow on it..

price 50,000

tax 2191

closing 2000

20% down

repairs 1500 (flooring/paint) I will do

4.5

20 yrs

rent 750 = 9,000

vacant 10

repairs 10

pm 10

capex 10

insurance $60 month

The deal analysis tool says..

expenses 795.64

monthly cash flow -45.64

pro forma cap -4.6

NOI 2489.00

cash need 13,500

cash on cash NOI -4.06

purchase cap rate 4.98

50% rule

$121.94

Is this correct how i did this? If so i dont get all the negatives then it cash flows based on the 50% rule?