Most commercial deals are sold by the listing broker.. if its then out to the brokerage community its not a great deal or its a tough to sell prop.But yes these are all reasonable.. no one wants to waste their time with tire kickers.. and you certainly do not want to either.only thing I would questions is the on going cap Ex etc.. unless buyer is looking for some seller finance then that would be expected... this is not the world of phoney wholesalers who have no money trying to flip houses..

Rents for each unit: Unit 1) $513Unit 2) $450 Unit 3) $400Total monthly rent= $1363 Annual NOI= $16,356 27.3% CAP rate I don't plan to use property management on 3 units but for the future I will.. $1363 x .10= $136.30 50% rule: $1363/2= $681.50Property management $681.50- $136.30= $545.20Estimating Taxes/ Ins/ Mortgage On $59,900= $383 $545.20- $383= $162.20/ 3 units= $54.06 cash flow/ units Is this a good deal?

On the residential side, 7% cap and above properties, with around 15% cash-cash returns with conventional financing (and proportionate for 3.5% down FHA, which lowers cash flow to due PMI, but increases Cash-Cash due to lower down payment).

It's not possible to calculate the cap rate and other metrics without knowing the acquisition cost. 

Do any of you use cost per unit to vet out a deal in addition to CAP rate?

Keep in mind that taxes are capped in Michigan--taxes cannot be raised beyond the cost of living unless the property has changed hands or an addition or renovation that increases the value of the property is completed.

.), taxes, insurance, repairs, cap ex, management or self management, utilities, etc.....  

Looking to invest in class B properties between $450k-800k and 7-10% cap in Michigan.

If you know the Cap Rate for that area you can determine a value that way.  

Asking Price: $130,000Down Payment: 20%Closing: $8,000PMI: $0HOA: $150 / yearInsurance: $1,000 / yearGeneral Maintenance / CAPEX: $900 / yearWater/Sewer: $1800Real Estate Taxes: $3,900 / yearRent: $1500 / monthFirst offer: $110,000PF Cap rate - 8.06%CoC ROI - 17.44%Cash flow: $523.32Thoughts?