[Calc Review] Help me analyze what I am doing wrong

[Steven O'Hare]

Consider this property being a new build Duplex in San Antonio , ten year warranty so no real huge cost for repairs in the first ten years so to equal numbers out I am keeping cost zero for simplicity sake , I will have reserves saving up ultimately but trying to keep it close to what my realtor is using on his numbers.

So I am trying to understand how my real estate agent comes up with vastly different returns then the calculator does...looking for advice on what I am missing,  

He shows 14.65% return which he calls “ Return on initial investment year one” 

...cash flow before tax= 4258 roughly 5.18%

+ appreciation at a conservative 1,5% appreciation $4572 yields 5.56% 

+ Pricipal reduction on loan $3223 a 3.92% gain 

= totalling 14.65% Gain.

Vastly different than this calculation I did on bigger pockets 

View report

*This link comes directly from our calculators, based on information input by the member who posted.

Really appreciate the help!