And yes, every once in a while, a bang up deal gets posted. 

the terms are 25% down payment, with a master lease of $3,930 a month = equal to 75% of the current NOI (equivalent to 20 years amortized, 3 years balloon, with 5% interest rate)CAP RATE in this area is 8% in this area

A local broker is offering an 87-bed halfway house/transitional living facility at a clear 12 cap NNN from a national tenant.

After holding back for short term cap gains, my profit was a sweet $20K.

Always high DOM, always great price, always great cap rate, etc. 

It presents: - my cash flow after tax - cap rate, cash on cash rate, ROI and ROE - checks to ensure it meets the 50%, 2% and $100 per door rules (some of this I recently learnt off BP)I find a simple excel tool very handy to simply plug a few numbers in to work out whether something is a good deal or not.

I would make sure you will cash flow at least $350 per month after all expenses (cap ex, maintenance, vacancy, etc.).

These include CAP Rate, Cash on Cash, Debt Service Coverage, IRR, NPV and so on.Risk Matrix Risk matrix helps in assessing risks associated with real estate investment decisions.Identification of key risk factors Evaluation of potential risks Creation of mitigation strategiesEnvironmental, Social and Governance (ESG)ESG in Real Estate encourages responsible investments and sustainable practices.

I am trying to understand how to get an accurate cap rate and other data for this market?  

You can put as low as 3% down on a conventional loan, but typically 5% down (or more) is your better bang for the buck.