Are there CoC 8%+ markets (without needing rehab)?

[Angel Wu]

Anyone know of any markets with CoC of at least 8% without having to rehab? Is that even possible with today's interest rates? I'm new to this so need your input. I identified a hot market (Columbus OH) and analyzed many SFH/duplexes on and off market and found that the CoCs I'm getting are negative (A/B) to at best 2-3% (B-/C). One thing that is difficult to account for in my analysis is the actual property tax. My realtor has told me that the property taxes are based on assessed prices and that the county reassesses every 6 years, but that the worst case scenario would be 2% of purchase price if they reassess upon sale so 2% is what I've used in my calculations. The rest of the expense, I went with standard numbers/what my realtor suggested for the area. I can't imagine investors are investing for this type of CoC so does this mean they are only buying for appreciation? I get rehabbing to unlock value is crucial in REI success, but as a first timer and out of state I'm just not up for that yet. With all of that being said, if I'm not up for buying for appreciation and not up for rehabbing, then I should probably hold off on buying now, right?