SFH in South Florida - [Newbie]

[Roman A Sandler]

Hi guys, 

I just put together my first spreadsheet for a potential investment. It is found here: https://docs.google.com/spreadsheets/d/1EMfiBygtsfhWk7zm8bKc...

The property is here: 
217 NW 14th St, Pompano Beach, FL 33060 | MLS #F10434086 | Zillow

I sources the property and got comps from Mashvisor, which estimated that rent would be $6258/mo w/ 93% occupancy rate. 

According to my calculations the raw CoC (20% down) is 8.28%

Several questions:

1. I approximated 7% for property management, 10% for maintenence, and 0% for CapEx. Is this reasonable?

2. I dont understand why CoC doesnt include the principal part of the mortgage payment. I included that in cell D21. Like shouldnt the equity portion be subtracted from payments? If that is the case CoC goes from 8.28% to 13.68%. Not sure why noone seems to calculate it like this.

3. General comment - its crazy how sensitive ROI/CoC is to interest rates. If interest rate goes to 6%, CoC increases by 3%!

4. What is a reasonable rate of appreciation to assume? How does one calculate this for different areas?

5. Anything else I am missing?

PS: If there are any investment orieted agents in south florida here, feel free to reach out!

-Roman