How do I calculate my CoC on my rental property thats paid off?

The DSCR calculation on this example is $119,000 NOI/$95,016 annual debt service = 1.252 DSCR.  

I am looking for a longer-term rental The property needs a little TLC could be rented out right away or do some small TLS and get the higher calculated rent. 

Can I use BiggerPockets rental calculator using hard money lender?

The BP calculator tells me my CoC ROI on this deal is 56%.

And having a profit margin of $20K*This link comes directly from our calculators, based on information input by the member who posted.

when calculating the ARV of a single family, i know that I'm supposed to look up houses that have sold within the last 90 days or so within the same neighborhood, and no more or less than 200sqft. when doing so, REDFIN and ZILLOW's given estimates don't match each other and don't match the last sold price. what do you do to most accurately calculate ARV?

AirDNA shows 82% average occupancy for listings in this category this year, average per night ~$575 and most are not as luxurious as this particular home and I suspect that with some excellent marketing we could do $650 or more (but would want to be conservative in our initial calculations).

We calculated and it is cash flow positive.

Thanks View report*This link comes directly from our calculators, based on information input by the member who posted.