good deal or no deal?

Howdy @Tarcisio Mora

When you ask for our opinion on a deal it helps to provide a complete picture.  You are only providing fragments.

Price $288,000  -  Is this the asking price or your offer price

Down payment $57,000 -  20% down would be $57,600.  However, this is a investment property and you may be required to put 25% ($72K) down.  Be sure of your numbers.

You do not provide any financing numbers.  Actual loan amount, Interest rate/term length, P & I payment.  We are assuming $1,200 for P&I based on other numbers you provide.

Tax $280 month

Insurance $ ?? per month not provided (Get a quote)

Vacancy $130 month (5%) -  I go no lower than 8.34% (one months rent).  What are you basing this percentage on?

Maintenance & CapEx $260 month (10%) - These are separate items. We do not know the condition of the property. I would keep them at 10% each until I have time to review the P&L statements and have the property inspected to know the current condition.

Cash Flow $470 month - You have left off some key expenses (Insurance, utilities, lawn care) and the numbers used for Vacancy, Maintenance, and CapEx are lower than I would use. In lieu of not having all the numbers I would use the 50% rule to maintain a more conservative analysis. That would look like this:

$2,600 Income

$1,300 Expenses ($2,600 x 50%)

$1,200 P&I (assumed amount)

Cash Flow $100 per month ($50 per unit)

This would not meet my minimum CF requirement.

You did not indicate if any repairs/rehab was needed.

You also nee to determine what the ARV or Market Value of the property is by using comps.