Paying points and roll in closing cost to Refi worth it?

[Suduk N.]

My current MFH in Chicago rate is 4.5%. I couldn't find anyone who can beat that rate with no points no fees. There is an options for me to buy 2 points down to 3% with an all in closing cost of about $14k which all can be rolled into the loan. My payment would be $330 lower a month so it would take me about 3.5 years to break even and 2.5 years to pay off the extra $14k rolled into my loan with principle payment every month.

Is it worth it? I don't plan to sell the rental property anytime soon since it's a good cash flow. I'd save over $68k on interest over the life time of the new refi mortgage. I normally only refi with no points no fees but even in this super low interest rate, MFH investment property refi rate is still so high.