[Update] Deal in Cali? $235k Rental 3bd 1 bt

My anticiapated Cash-on-cash ROI is 4.8.

Got the Keys in Aug. Since then have done:
$2,700 worth of repairs (labor + materials)
Future repairs need to:
1) new fence ~$2,800 (Labor + material)
2) dishwasher + garbage disposal + kitchen LED lights ~$390 (Labor + materials)
3) New front porch metal roof (blew away in a storm) ~$600 (Labor + materials)

So total repairs post closing (current + future) is about $6,500
One month of vacancy $1,517 + utilities $180.

I now have a tenant and current cash flow will be $318/mo.

My anticiapated Cash-on-cash ROI is 4.8%
Plan to keep long term.

Thoughts?

Previous post: https://www.reddit.com/r/realestateinvesting/s/YMjjNb3yrp

Deal in Cali? $235k Rental 3bd 1 bt

Currently under contract on a SFR built in '55 in California (Escrow to Close in 15 days) For 3bd 1 bth, 1,490sqft two car garage. Recent Mods: 1) New Roof 2) New 5-ton AC unit 3) New Water Heater with Copper Pipes (unsure if its throughout home) 4) New tiles 5) New Interior Exterior paint. Inspection came back clean. Realtor says its a clean property. Some foundational cracks in garage from 20 years ago. Currently UC for the following terms:

Following Contingencies signed off and passed: Loan Commitment, Home Inspection and Appraisal

Pending Seller to provide Title and other Seller Disclosures.

Sale Price $235k, Loan Balance of $176,250 (25% down (splitting with business partner))

Rate: 6.875 (rate buy down of .45 points for $3,300)

P+I: $1158/month

TAXES: $252/month

INS.: $107/month

HOA: $0/month

Total: $1517/month

Current Market Rent: $1600 to $1800 for 3bd 2bt.

I haven't accounted for vacancy/repair. Other than that am I missing anything?, Is the deal good for Cali Investment Rental?