New Investor Needing Help Analyzing Deal

[Long Nguyen]

Hi, I am a new investor looking for my first deal around Sacramento, CA but do not have the confident to pull the trigger. Im looking to purchase a single family rental property and would love to some input on my analysis.

Purchase Price = $280000

ARV = $300000

Down Payment =  $60000

Interest Rate = 4%

Mortage Loan Payoff = 30 yrs

Monthly Rent (Income) = $1,800

Mortage Payment = $1,050

Property Tax = $221

Insurance = $83

Property Manager = N/A (Will Manage Property Myself)

HOA = N/A

Vacancy (10%) = $180

Repairs (5%) = $90

Cash Flow = $175

Cash On Cash Return = .29 %

Cap Rate = 5.25%

Im more interested in using my first deal as a learning process but do not want to get myself stuck in a bad deal. Is there anything else i should consider?

Thanks!!