Deal Analysis - Memphis, TN 38115

[Zack P.]

Hi all!  Not sure if I'm posting this on the right place, but was wanting to get few different sets of eyes on this.  

The property is in Hickory Hill, 38115 and for buy and hold.  I THINK these numbers are pretty conservative, but not sure.  Here are the stats. 

SFR, 3/2 + "extra room that can be used as a bedroom" 1300 sqf

Purchase: 56K

Rehab: 4k

ARV: 70k

Rent: $800 (according to PM, but I think it might be closer to $750)

Vacancy - 8%

Repair - 8%

Capex - 8%

PM - 10%

P&I - $270

Insurance - $50

Tax - $90

Cashflow  -  $120  ($100 if using  $750/mo)

Thoughts?