A side note re "good numbers" - every deal can look good if your assumptions are unreasonable, so I never rely on outside underwriting and always run every deal by my team.

I'm seeing around 1.1-1.4% 3-unit properties with around $90-120 per door monthly cash flow, but that is only with the assumption rents are brought up to market and it is not owner occ.

There's ways to discount future cash flows (with assumptions) to present value where you can essentially estimate the additional wealth/value you have created by turning a dump into a place producing income, however I've only spent 30 minutes of my life doing that analysis and I did it on one house - it was enough to further establish that the numbers supported the direction we were going.In terms of the ongoing trading time for money, I'm guessing that on average for the kinds of rentals that we do, we probably average no more than 2 hours / week per rental to service, with opportunities to trade that time for money by hiring things out. 

I got some numbers but I'm not sure about the 80% occupancy rate and assumed yearly appreciation assumptions in the sheet.

Based on some assumptions, if you paid cash 26,000 and annual expenses are $1800 for property taxes and $600 for insurance that’s an average of $200 monthly expenses.  

Michael, Some of your assumptions are based on the neighborhood turning into a family community.

Honestly, while not in CA, I don't sweat those assumptions much.

But typically portfolios are discounted so its probably a safe assumption, depending on value add potential, that you could safely ask 150-160 for yours.

However, you might start by explaining that the bottom unit has not been updated (the city could be making an assumption).

Did you run a cash flow model to determine what kind of returns it will generate over time, using your assumptions for raising rental rates?