[Calc Review] Help me analyze my first deal

[Susan Tan]

To what extent is this a good deal? Here's the info on this 1,550 square feet fixer upper duplex that I have under contract in Cincinnati, OH with worst & best case estimates:

Current Purchase Price: $99,910. I'm currently negotiating w/ seller to reduce price to between $85k to $90k based on the major rehab costs.

Total rehab costs: $31k get it rent-ready.

Annual prop taxes: 2,237.72

Total rent: Between 1,010 to 1,250 per month for both occupied units, depending on how bad the recession will become later in 2020.

Lawn trim, snow removal, gas, electricity, & water: Tenant pays.

Property management: I assume 10% of rent, so $101 - $125 a month.

NOI per year: $8,670 to $11,262.

Flood insurance: None.

Home insurance: $556/year paid outside of escrow.

CAP rate: 6.46% to 8.6%.