First Time buyer Duplex??

[Mia Edgar]

Hi! 

I'm looking to hold and buy or house hack and am completely new to the whole process. I found a duplex, 2 unit establishment (3 bdr/1 ba and 2 bdr/1ba) with a pretty good location.  Asking price is 475,000.

I think I'm having a hard time with the CAP calculation.

With a rent of $5000 ( so above the 1% rule)

Property Taxes/month = 450

Insurance = 67

HOA = 0

P/I = 2223

Management Insurance = 392

Maintenance (5%) = 250

Vacancy (10%) = 500

per month $5000-3882 = 1118 cash flow

Expenses - mortgage every month = 450 +67+392+250+500 = 1,659 x12 = 19,908 per year

Cash flow = $13,416

CAP = in the negative.

Am I doing this calculation all wrong??