Capital expenses?

[Michael D.]

When modeling opportunities in the past I've used a simple 10% of gross to cover repairs, lumping everything together: carpet cleaning, faucets and roofs all in one bucket.

Now I'm trying to get a little bit smarter about it and separate out some of the actual capital expenses that I know are coming and have a reasonably predictable useful life: Furnace, Roof, Water Heater, etc.

I want to account for both the cost and life.

So my first question is: What items do you account for in this way, what do they cost, and how long do they last?

The second question is: What should I do about the remainder? Use a smaller percentage of gross, flat-rate per unit, $/sqft, something else?

Thanks!