Is the annualized total return still a good indicator of a deal?

[Craig Lee]

Help me see if this is "worth it" or not.  Is the ATR still a relevant indicator of a deal?

Amateur investor/full time agent here. I've found an off-market property that would require $175k purchase, $35k down, $20k in repairs, with a conservative ARV of $235k. I'm struggling because the first 3 homes I bought were homerun off market deals 3-4 years ago w/ great cash flow and appreciation. I'm more interested in purchasing 10 homes to have fully paid off by the time I retire, as I'm not living on the cash flow w/ current job. After saving 15% for vacancies/maintenance and all other expenses, this property cash flows $23 p/mo and a 0.48% CoC ROI. I've never had something that low, but I'm also looking at roughly $30k in equity on this property. See images below to see what your thoughts are: