Is this a good deal?

[William T.]

I working with an old landlord to sell his property. The property would be for $65,000 and the ARV after repaired would be approximately $428,000. The building is completed gutted and estimate for repairs is approximately $180,000. It is a multi family of 8 units in a great upcoming neighborhood. With a 12% vacancy rate and $550 for rents (Rents could be easily $600 a month for the location per rent o meter) With my calculations:

Total ROI: 24.32%

Cap Rate: 14.03%

COC: 19.09%

Any thoughts appreciated...