Possible duplex in Westchester NY

[Jonathan B.]

Please analyze this potential first purchase for buy and hold. It is a duplex built in 1960 in Westchester County, NY and is a short sale.

Listing price: $189,000

2br/1bt: $1500, 1br/1bt: $1200

Skin in the game (20% down, closing, repairs): $53,606

Income - $29,808

Gross Income: $32,400

Less 8% Vacancy: $2,592

Gross Operating: $29,808

Expenses - $14,916

Tax: $7,407

Homeowners: $827

Repairs (8%): $2592

Heating: Tenant

Electricity: Tenant

Water: Not sure

Trash: Not sure

Lawn/Snow: Not sure

Pest: Not sure

Management (12%): $3,888

Capex (5%): $1,620

Analysis

Income: $29,808

Expenses: $15,564

NOI: $14,244

Debt service: $8,832

Cash flow: $3,792

Per month: $316

Cap rate: 7.54%

CoC: 7.07%

I am not sure about the utilities. I would need the tenants to cover heating and electricity, but I could probably do water/trash/lawn. I am hoping to manage it myself but have the fees there just in case.

As it stands, I probably could not do this because the utilities will eat into the $316 cash flow, but I'd still appreciate thoughts on my analysis.