Originally posted by @Michaela G.:As

I had a lead come in from a guy who has a gas station for sale.

Additionally, I have a full-time job generating almost 2,000 a month after all of my expenses.I still have to schedule inspections and what not, but from face value here's what I've been able to observe:The electrical appears to be redone, new breakers in the basement, etc.Plumbing appears to be solid/new under sinks.Heating and cooling is newly replaced gas.

We couldn't find a service tag on the 52 year old boiler from anywhere beyond converting it to natural gas 20 years ago.

Paul area that could give me estimates on utilities based on prior experience (electric, water, gas, garbage, etc.)

First steps are to check with the city or county to determine what is required for all approvals including site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check Highway Dept requirements for access, stop lights and permits, traffic studiesStormwater requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.You do not want to speculate generating higher CAP rates than the market average.

Purchase Price - $420k   Estimated rent $3400/moRent Ready Costs - $5kClosing costs - $6kTaxes ~$1.4kInsurance - $2.5k/moUtilities - $350/mo ~Landlord paid water/gas (please chime in if you think this is high)Repairs -$100/moCap-ex $300/mo (Guess, I understand it will be different from property to property)How do those numbers look? 

My rental is like that as well due to the gas line.

src=sidebar ), and or to monitor the electrical consumption of any individual appliance, outlet or switch $20+ (https://www.topgreener.com/ ).It is also possible to use Wi-Fi to automatically and remotely turn your rental property water on/off, to monitor your properties for leaks, frozen pipes, to submeter and record water and or gas usage and know if there is a leak even before your tenants know $70 to $300 ( https://www.phyn.com/ https://getpani.com/ https://www.honeywellhome.com/en/products/water-alarms https://try.flumetech.com/smart-home-water-monitor/ https://www.kickstarter.com/projects/azapps/osiris-the-65-smart-water-monitor https://meetflo.com/ https://www.flumetech.com/Wi-Fi Gas Meters, https://waviot.com/iot/solutions/smart-metering/smart-gas-metering https://www.ekmmetering.com/collections/gas-metershttps://www.flonidan.com/products-and-solutions/smart-gas-metersIn my view, there are a lot of advantages to Landlord controlling and sub billing the Wi-Fi system in his/her rental units.

@Erin O'Connor, a few things about your analysis:I agree with @Tchaka Owen to bump your vacancy.I like a bit higher repairs and CapEx, though. 15% combined.What about gas?