The negotiated price is also on the high end of value using gross rent multiplier.

She also had a few fleas in her car b/c of all this, so i can't wait for them to multiply.

I can tell you that you are below a 1% gross rent multiplier on both buildings(maybe your adjusted figures pushed it up slightly) but your basic numbers are a fail.  

 $7314 if not.Building Permit Fee- $1,645 if under 3500 sq ft (if more than some multiplier of sq ft)Filing Fee- $800Finished Basement Fee- $225Grading Fee- $50U&O- $25Capital Park and Planning Fee- $5Electrical Permits- $1000 (varies but $1k was a rough estimation for new construction)Water Permits- $3000 (varies but was a rough estimation for new construction)HVAC Permit- ?????

The sale price was $430,000 ($53,750 Per unit, 7.66 Cap Rate and a Gross Rent Multiplier of 13.04).

If I take principle, interest and pmi and multiply that by your 40% number I get 3215.

Report Total operating expenses:Mortgage expenses:Vacancy:$69.75Repairs:$69.75Insurance:$50.00P&I:$610.29Property Taxes:$208.33 Financial InfoIncome-Expense Ratio (2% Rule):0.87%Total Initial Equity:$36,200.00Gross Rent Multiplier:9.32Debt Coverage Ratio:1.63Analysis Over TimeHide Assumptions/year Expense Increase2%/year Income Increase2%/year Property Value IncreaseYear 1Year 2Year 3Year 4Year 10Year 20Year 30Total Annual Income$16,740.00$17,074.80$17,416.30$17,764.62$20,005.85$24,387.02$29,727.64Total Annual ExpensesOperating ExpensesMortgage Payment$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$4,774.00$4,774.00—Total Annual Cashflow$4,642.48$4,977.28$5,318.77$5,667.10$7,908.33$12,289.50$24,953.64Cash on Cash ROI13.38%14.34%15.33%16.33%22.79%35.42%71.91%Property Value$164,220.00$167,504.40$170,854.49$174,271.58$196,258.10$239,237.53$291,629.22Equity$41,542.47$47,040.22$52,698.43$58,522.47$97,276.20$179,520.98$291,629.22Loan Balance$122,677.53$120,464.18$118,156.06$115,749.11$98,981.90$59,716.55$0.00Total Profit if Sold$11,484.95$21,959.98$32,936.96$44,428.10$124,899.32$309,608.53$580,436.75Annualized Total Return33.10%27.78%24.92%22.89%16.49%12.16%10.06%

You can roughly determine retail price by multiplying gross rent by a particular number of months.

If you got close enough to any of my properties to see things in the backyard without permission, I wouldn't sell to you out of principal because you have no respect for someone else's property, multiply that by 1,000 if I'm living there.

The CRE industry uses the Gross Rent Multiplier (GRM).