I'd also expect to pay 20% gross rents for it.

Hi all, I'm looking at a deal that's grossing $56,400 a year, with about 39% in expenses(factoring in new taxes).

new to this site, hoping to simplify whether I should sell a lot purchased when sold a SF rental back in 2006. the gross sales price of the house was 165K, but the net was closer to 151K. 

My expenses will be 20k a year and I will Gross around $75k.

From what I'm told and from what I've researched, you can expect to recevie about 15% to 20% of the gross monthly revenue that the billboard company gets.

An appraiser will not look at NOI or cap rates, and many residential appraisers may not know what do with those #'s anyway. but they will look at the GRM's (gross rent multipliers). 

All told the property would be worth about 800k when its paid off.I can expect to get about $4,500 gross from the property with an NOI of $2,500 monthly (would be about $3,100 with inflation at that time). 

Taxes should be on net gains, not gross.

I just find it hard to believe you can give up say 20 to 30 percent of gross and still make more than in the long run.Anyway  Just my 2 cents

Have you run all your numbers, with gross rents for 8 months a year, minus all expenses, minus a big property management fee of 30% (and they should never charge for owner blocked time unless you are asking for cleaning, services,etc.)