Another deal from Fitchburg MA, good or bad?

[Marco Graves]

Possible 1st investment property trying to get another perspective on wether this is responsible amounts for everything let me know what you think.

** Purchase & Rehab **
Purchase Price: $85,000
After Repair Value: $110,000 (the tax assessment was even higher then this but hoping to refi and pull as much equity out as possible, unsure of how the city and bank assess the property and if it's different though, I need to look into it more)
Purchase Costs: $2,550
Rehab Costs: $2,200
Down Payment: $17,000
Total Cash Needed: $21,750

** Financing **
Loan Amount: $68,000
Loan to Value (LTV): 80%
Loan Term: 30 Years
Interest Rate: 3.75%
Monthly Payment: $315

** Cash Flow (Monthly) **
Rent: $1,250   (possibly more this is on the low end for 3 bedrooms, and even lower for a stand alone house, but trying to be conservative in that the house is on a really small plot of land and has a cliff on 1 side)

Vacancy: -$63 (5%)
Expenses: -$339 (28.6%)
NOI: $848
Mortgage Payment: -$315
Cash Flow: $533

** Returns & Ratios **
Cap Rate (Purchase Price): 12%
Cap Rate (Market Value): 9.3%
Cash on Cash Return: 29.4%
Return on Equity: 14.2%
Return on Investment: 105%
Internal Rate of Return: 105%
Rent to Value: 1.5%
Gross Rent Multiplier: 5.7
Debt Coverage Ratio: 2.7

I had budgeted for 6k for renovations but realistically it probably only needs 2k, it's basically perfect the way it is right now just a tiny bit dated in that it has oak cabinets and wood grain molding. But what's your guys thoughts on this, yay or nay, thanks!