First Rental Property Deal - Do I have my calculations correct?

[Casey Tenney]

Hello Everyone, 

I'm very close to closing on my first deal for a SF rental property in Providence, Rhode Island - 4 rooms, 1.5 bath. I've listed my calculations below and am hoping that some of you could chime in to confirm my results and let me know if I may be overlooking anything. Thank you in advance! 

Purchase Price: $250,000
Closing Costs: $2,500
Repairs: N/A (Turnkey)
Expense/Income/Prop Value Increase: 2% increase/year

Monthly Income (Rent): $2,600 
Assumed Cap Rate: 9%
Total Monthly Expenses (Including PIMI): $2,028
 - Mortgage: $955 (assumed 30 year/4.0%) 
 - Taxes: $415
 - Vacancy (5%): $130
- CapEx (5%): $130
 - Insurance: $100
 - Repairs (10%): $260
 - Water/Sewer Bill: $38

Assumed Monthly Cash Flow: $570/month
Cash/Cash ROI Year 1: 13.05% 
Total Return Year 1: 14.81%

Thank you in advance for taking the time to answer my questions! Best of luck to everyone out there!