A true cap rate includes all fixed and operating expenses. In Miami, Florida the percentage of expense is about 45% of the gross income.
Make sure you include the accountant fees and add to operational expenses an additional 5% for vacancy and another 2% for extra maintenance. Permit fees have increased. When you add all of the expenses, deduct it from the gross revenue, try not to include laundry etc. ( this fluctuates too much) and divided by the cap rate you expect. this should give you a fair price 7-9 cap rates are achievable because you have other goodies such as depreciation and valuation which will start in the next five years. (use 2% yearly)
Jul 2, 2009