Indy little flower - Deal analysis

[Mayank S.]

I am running some numbers on potential property 3/1 on N Grant Ave little flower near Brookside park. Here is what I have:

PP: $29,900 (wholesale)

Rehab: ~10k approx. Rental grade cosmetic rehab- paint, carpet to go, hardwood underneath so polishing ,  install window/central AC and/or fencing depends on the rehab budget.

roof, windows appears new. furnace, hot water heater in good condition, no fencing or central AC, basement and foundation in good condition (little moisture there though) waiting on contractor rehab estimate.

Rent range - $695-750 . $750 if install central AC and fencing. No garage.

PM - 10%

Vacancy - 8%

maintenance - 10%

Tax: $973/annual

Insurance: $550/annum

Overall aim is to get everything within 40k with rent $725.

What do you have to say in terms of neighborhood, ARV based on above rehab items, fair rent range, Cap rate other local savvy investors are getting. Overall trend for area around this part of center township.

Purpose: Long term buy and hold for stable cash flow so please pour in your expert opinions Indy investors. Thanks!