I think as a rule of thumb, any cap rate over 10 is very good. The lower the cap rate, the better the building should be, meaning less risk... less return. I've created a cap rate spread sheet that I would be happy to send you for your reference...
Lee P. Johansen
Keller Williams Realty Metropolitan
2 Bedford Farms Dr., Bedford, NH 03110
Licensed in New Hampshire
OH BY THE WAY
I'm never too busy
for your referrals