Help analyzing a deal

[Scott Lyons]

Hi All,

First time poster here and brand new investor (zero purchases so far). Was hoping some could keep me honest on a property I'm looking at. Unfortunately I accidentally used up all my free BP calculations and just used a spreadsheet but was curious as to your all's thoughts. So far everything I've obtained is from the MLS. Numbers are annualized except where noted.

4 unit (2-2br; 2-1br) - Decent working class blue collar neighborhood - not nicest area but not the ghetto.

Est. Purchase Price: 179,550

Cash down: 35,910 (20% @ 4.5%) - not sure what rates are for rental properties.

Closing costs: 2,500

Current monthly rents: 2,505  

Vacancy: 5%

Repairs: 1,503 (estimated at 5% GOI)

Property Mgt: 3,006 (10% - though plan to do it myself to start)

Taxes: 5,875

Insurance: 1,000 (ballpark as I'm not sure typical insurance costs on rentals)

Utilities: ? (listing does not say if utilities are separated).

Based on above I calculated 

NOI: ~17k

Cap rate: 9.6%

Before tax cash flow: 6,274

2% rule: 1.4%

Cash on cash return: 16%

GRM: 5.97

Let me know if I'm missing some key data points to consider and whether at face value it seems like a good/bad deal.