Almost a 2% deal! But is it actually worth it??

[Jordan B.]

Hello BP!! I have finally found a deal that just about makes the 2% rule (1.79). Please give me your opinion on the deal and if you would purchase it? If not, at what purchase price would you consider it a good deal? Here's the numbers...

Asking Price : $89,500

Gross Rent: $1,600 (4, 1-bed/1bath units)

Mortgage Payment (Principal and Interest): $363

Other Fixed Monthly Expenses (utilities,taxes,insurance): $450

Vacancy: $160

Repairs &Maintenance: $160

CapEX: $160

Future Prop Mngmt: $160

Total Expenses: $1,452

Monthly Cashflow: $147

COC ROI: 6.33%

Thank you for your responses.

-Jordan