Hypothetical deal in Baltimore, MD with regards to expenses

[Derick Wolf]

This is essentially my first real post. I'm planning on investing around the Baltimore, MD region within an hour or 2 if needed, and I'd like to do some buy/hold/BRRRR deals. I know best practice is to look for 2% properties, and I'm familiar with that and the 50% rule- but just looking on the MLS to get some practice, I see a house for sale in Washington Village / Hollins Market area of Baltimore for 85K that is 2BR/2BR, 1050 sq feet townhome that looks like it doesn't need any work unless someone wants to upgrade the kitchen or bathroom. Zillow says this could rent for $1,350- but I have it conservatively at about a $1,200 rental. This is close to stadiums, etc on Lombard St. Here is even the actual listing (which anyone is free to go after b/c I'm just doing this for practice):

930 W Lombard St, Baltimore, MD

https://www.zillow.com/homedet...

I ran the following numbers- but I'd love for anyone to check my math to see if I'm crazy on thinking this is at least a little over the 1% rule, and why/"why not" this could be a decent perspective rental.  At first the zillow page had taxes at $79 per month- but Redfin has them at about $276- which is one of my biggest questions (how can I get an accurate tax rate- what should I calculate for tax rate in the city for a 1050sq ft property??

Price 85,000 (I'm assuming I could get it for 80K with 16K as down payment
Rent 1200 (14,400/yr)



Tax 276
Ins 30
Vacancy 120
Propt Man 120
Capex 120

Tot: 666 (7992/yr)

P/I: 352 (4224/yr)

$1018 ($12,216/yr)

Rent of 1,200 (14,400/yr)

Cash Flow: 2,184
Cash Invested: 16000 + 4000 closing costs = 20000

?What is Cash on Cash return?  .72??  

Any input on the math, or even this neighborhood in general is welcome and appreciated.