Analyzing a SFH to House Hack in Central IL

[Inga Fonder]

I looked at a single story 4/2 ranch style home with a garage that is currently listed at $89.9k, and was originally listed at $100k. The house was built in 1978 and looks to be in good condition, with the exception of eventually needing new windows and painted walls. It has been on the market for 134 days, so I may be able to negotiate a lower price if the seller is motivated.

My down payment is 3%, and closing costs will be factored into the mortgage.

The amount for principal, interest, property taxes, insurance, and mortgage insurance is around $740-$760/month. I estimated gas, electricity, water, sewer, and trash to be $225/month, which could be billed to tenants while I'm house hacking. The cap ex and vacancy rates are 5%, and 6% for repairs, which totals $176.

The realtor informed me that this has been rented by grad students for $1100-$1300/month plus utilities. I know I can have the utilities in the tenants name when I'm done house hacking, so that's less expenses on my end.

I may have little to no cash flow while house hacking, and I'm wondering if this would be a good deal to pursue?