Is this refinance a good deal?

Is this refinance a good deal? 6.325% → 5.49% with \~$2.2k in costs

Looking for feedback on a refinance offer.

Current loan:

Balance: $638,000

Rate: 6.325%

30-year fixed

P&I: \\\~$3,990/month

No prepayment penalty

Refi offer:

Loan amount: $638,000

30-year fixed

Rate: 5.49%

APR: 5.51%

P&I: $3,618/month

Lender + third-party costs: $2,187

Total cash to close (including escrows/prepaids): \\\~$7,200

Monthly savings on P&I: \\\~$372

Break-even on hard costs looks like \\\~6 months ($2,187 ÷ $372).

Questions:

1.	Is 5.49% competitive right now for a 30-year conventional refi?

2.	Are $2,187 in lender/third-party fees considered low?

3.	Would you lock this or wait and see if rates drop further this year?

4.	Anything I should specifically watch out for in the Loan Estimate?

Appreciate any feedback