4plex Cap Rate Same Same Comparison

I just ran an analysis on a 4plex which traded hands in 2006 for $950,000 and now my investor bought it two months ago as a short sale for $700,000. The GRM went from 16.5 to 12.2. The Cap Rate was 3.5% and now is 5.2%. Yes, definitely better numbers. Even better is the cash flow after financing because interest rates dropped approximately 100 basis points.