It was very block by block price wise with Zillow which for me doesn't paint an accurate picture. 

That is not the cash flow that results in the most accurate indicator of return from cash flow. 

Are they pretty accurate otherwise?

There may be some areas in Indianapolis where the sewer bill has to be paid by the owner, but other than that... it's typically going to be the tenants.As far as overhead goes, I find the 50% rule to be pretty accurate if you look at a 5 year snapshot.

It's tough to find a property to accurately compare this one to in the same area. 

The only thing is that I’m not sure how accurate the information is.

Pro formas are not meant to be accurate.

Personally, that's too much of a gamble to take.

So I'm really into Multifamily rentals and I'm still trying to learn the basics on how to analyze deals accurately and making sure the numbers are precise.

@Dominick Dahmen : often sellers will list a cap rate that is not accurate.