Deciding if this is a good deal

[Jeff Dimmler]

So I am looking for my first property and I have done a good bit of research and decided that going with an owner occupied duplex is a great way to start. I have found a place that seems interesting for my first property. It is listed at $160k, rent (from both sides) is $1510, $775 and $735. As I understand it, I should look at a duplex as if I were renting both sides to determine if it is a good buy or not. It also states that the rent is under market for both of them, however, I am not sure how to really find out what their value would be. With my PMI being around $1160, vacancy (10%) $151 and repairs (5%), that is a total of $1386 per month. Cash flow with those numbers is $227 and cap rate is at 6.4%. Do you think this is a good deal? What would be a good price to get this house to make it a good/great deal? Any input is appreciated. Thanks!