triplex double check deal

[Shawn S.]

I am beginning to look outside of my area for more properties. I came across a triplex that is in more of a rural area. All units are currently occupied. I did not physically see it yet but the listing shows it as average. I did an analysis on this and for me the numbers look pretty good. My real estate agent believes that the numbers only look good because of the rural area and age of home. I took that in account even though it was listed as "average" so a lot of my numbers are higher than I would normally choose. Even after I still thought the numbers looked good, my agent however seems to disagree. When it comes to determining vacancy, M & R and CapEx my confidence on my numbers falls short so I am hoping for a double check.

Current income $1650/month

Property price $60,000

I am still newer at this so I would likely mortgage it.  I factored 20% down at 5.5% interest over 30 yrs.  Mortgage about 275/month

Taxes shows to be about $2,000/yr.

Insurance 600/yr.

This is where I start throwing numbers in that make me unsure of myself

Vacancy 10%

PM 10%

M & R 10% 

Cap Ex 15%

My numbers come out to 

Cash flow: $434/month

Cap rate: about 14%

Cash on Cash: 27%

ROI: 57%

Do you believe this is a good deal and would you buy it if it is really an "average" condition property.

If not a reason why would be greatly appreciated!