Help Me Analyze This Deal (Thank you in advance!)

[Stephen Brown]

Property: 

https://www.zillow.com/homedetails/435-E-South-Boundary-St-Perrysburg-OH-43551/35679503_zpid/

Comps (Am I even close?) :

https://www.zillow.com/homes/1048-Hickory-St-Perrysburg,-OH,-43551_rb/35679515_zpid/

https://www.zillow.com/homes/519-Loomis-Dr-Perrysburg,-OH,-43551_rb/35679368_zpid/



https://www.zillow.com/homes/1083-Walnut-St-Perrysburg,-OH,-43551_rb/35679810_zpid/


https://www.zillow.com/homes/225-margaret-perrysburg_rb/35683126_zpid/

ARV: $162,426.18 (Less than asking price of home)

Financing

Offer price: $155,000 Seller pays closing costs

Loan Amt: $93,000

Down Payment: $62,000

Improvements (Is this reasonable given the photos of zillow?): $12,500

Interest Rate: 4.2%

Years: 30

Payment: $455

Net Operating Income (and Cap Ex included because my pro forma sucks)

Gross Rent: $1900 (Range is $1600 to $2000 for 3bed 2 bath, this is a 1 bath but it's in a pretty good area)

Vacancy: $152 (8% - not a rental town)

Net Rent: $1748

Repairs: $125 (7.2%)

Property Mngmt: $190 (10.9%)

Property Taxes: $250 (14.3% and these are rising higher and higher each year)

Insurance: $80 (4.6%)

Legal & Accounting: $25 (1.4%)

Other (Emergency, Capex, Etc.): $125 (7.2%)

Monthly NOI = $953

Cash Flow

Monthly NOI: $953

- Payment: $455

Monthly Cash Flow: $498

Annualized Numbers

Annunal NOI: $11,565

Annual Debt Service: $5,457

Annual Cash Flow: $5,979

Returns

Cash On Cash: 8.02% (I'm looking for at least 8% so this is good)

Cap Rate: 7.46% (Again looking for 8% but I'll take it)

Please let me know what y'all think! I'm primarily concerned with rehab costs, capex, taxes increasing, and paying fairly close to ARV! (although the lowest comp has no photos of the inside so that may throw it off a bit)