All the Walgreens are listed for over $5M (that makes sense), a few of the CVS are listed at ~$3.4, but many of them are around $1M, some even less and that seems suspicious.All are absolute NNN corporate leases with 15+ years on the lease with fairly large lots and CAPs above 5%.

Perhaps those interest rates are very low with the credit union but $480k is a very low loan size cap. 

Roth 401k with a match is probably the clear winner but it not offered by all and not everyone is eligible for Roth due to income cap. 

You need to specify your requirements, budget, cap rate.

I know if I sell, I"ll pay long-term cap gains and depreciation recapture. 

@Jay no state icome tax is huge and with the S.A.L.T. caps they have put in place I can see why it is even better for you.

Is it possible to calculate ROI or Cap rate?

While there is a cap on the amount that can be credited to you, it is not an inconsequential amount of money.

When I look at this, and also add in the $350/mo HOA dues ($1890), it seems like even with these terms this wouldn't be a good deal because rent would only bring in about $2200, leaving me $310 in cash flow without adding any room for vacancy, cap ex, repairs, etc. 

Is there anyway to get a fixed rate loan or one in which the variable is capped at a certain interest rate?