Analyze my deal on my 2nd SFH rental

[Steve TeRonde]

I purchased a SFH for $30k cash in June. I put $20k in repairs into it. I have a tenant moving in August 1st at $895/mo. It's an 800 ft2 2/1.

My property taxes for this year are $3000 but are going down by 64% for 2017 due to a successful protest. My rental dwelling policy is $55/mo. I'm starting a Series LLC next week and putting my two rental properties in it. The LLC costs $800 immediately and then $300/yr after that.

At the risk of doing math in public, it appears my ROI is 13% this year (based on assuming rental income if 11 out of 12 months) and then over 16% in subsequent years.

From looking at the market, I'm guessing ARV is around $75k-$80k.

What numbers do you folks come up with?     Am I looking at this totally wrong?