SFH First Offer Analysis - Philly

[Account Closed]

Hi all - I'm looking to make my first offer on a SFH in Philly. It's a B house in an A neighborhood. This will be a buy and hold investment although I am including sales expenses to get an idea of the full ROI.

Any feedback is appreciated!  

High Level Summary

Holding costs = 2 months mortgage payments

Comps

Income

Rental comps showing a range of 1500-1800+ / month.  I'm estimating ~1700 here.  

Expenses

Repairs

Returns

For a conservative estimate I've not included any anticipated appreciation.  Included a sales cost of 9k + 6% sales commission.