Forecasting interest rates when evaluating a multifamily listing?

[Faisal Tahiri]

I've gone through many multifamily listings, and rarely find something that's cashflow positive. The heaviest parameters have been: price, rent/unit and interest rate. I've been playing price and rent/unit for potentially overvalued or below-market rents but I haven't touched the interest rate. 

Is it a bad idea to assume interest rates will fall say, 2-years down the road and baking that into some of my assumptions?

Note: Have been looking at fourplexes in St Louis area in class B or C+

[Manny Vasquez]

@Faisal Tahiri  - As you may already know, interest rates rise and fall every minute of every day, literally.  I have been a mortgage lender in my past and I can tell you with exact certainty that it is an impossibility to forecast what the interest will be in 2 years.  It could go up but it could also go down.  It's 50/50. The financial decisions you should make should be based on today's rate. If rates improve in 2 years, call it a windfall and refinance. However, I wouldn't be buying anything "hoping" that rates will improve in 2 years.