Duplex Analysis/Advice in Kansas City, KS

[Craig Harris]

Hi all, 

I'm working on my first deal on a duplex in Kansas City, KS. Looking for advice on if this is a good deal. 

Asking price- $86,500

Rents- $1325 for both (675 and 650 each side)

Taxes- $121 a month

Property management-8% ($106)

Repairs-10% ($132)

Cap Ex- 8% ($106)

Insurance- $85

Vacancy- 10% (132)

25% down on a 20 year loan will cash flow at $165.35 at these numbers above. Using the 50% rule this will cash flow at $245. 

COC ROI is 7.78% and I'll be into the deal for about $25,500 after $2000 in repairs. The property is in an ok area but property value has not and will not appreciate much.