Refinance for 40k house. Worth it?

[Seolhyun Lee]

I bought a SFH with 40k about 1 year ago which has been rented for 750/month. I am trying to get refinance on it with a bank. The loan amount will be 60k with appraised value of 80k. The monthly payment is about $300 with 4.500% rate which gives me margin of $50 to $100 per month approximately. I just found total cost to originate the loan will be about $4000 including first 4 months of insurance and taxes. Do you think it is worth to get this loan with cost of $4,000?