Possible Duplex LTR Purchase - Would love any insight!

[Steven Wetherill]

Newly built (2024) duplex in Boiling Springs, SC.

List price: 445,000.

DP: 89,000

Closing: 8900

Total Invest: 97,900

Projected mortgage: 2500

Rent: 1700 per unit, 3400 total

Taxes: 42

Insur: 263

CapEx: 100

Repairs: 100

Vacancy: 100

Total expense: 3105

Cash flow: 295, 3.1% - 6.0% CoC return.

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

What questions should I be asking? What have I missed?