A rental analysis is not a guess at what your neighbour is charging. It is a read on what your specific property, in its current condition, will hold a tenant at for twelve months without a vacancy in the middle.
The figure that matters is net, after management, maintenance reserve and the vacancy you should be planning for. Gross rent is the number that sells management contracts; net is the number you live on.
Ask any manager for both. If they will only give you the gross, you have learned something about how they intend to work with you.
