Looking at first rental property. Do these numbers look good?

[Sean N.]

Hey..noobie here. Looking at my first rental and was wondering what you guys think. Its located near campus of a state university. List price is 220k and rents for 2100. No central air though and floors look like it could use some renovation. Built in 1990. Tax 3400/year. I think insurance is around 220/month.

I did the numbers and cash flow is around 130/month considering 10% reserved each for capex, vacancy, and maintenance. If i follow 50% rule, it looks good. But CAP rate is only around 7%. Cash flow positive @130/month. So, which metric should be most important and reliable? Thanks all in advance.