SFH correct analysis???

[Kevin McConnell]

3 bed, 2.5 bath, 1892 sq.ft. 

Located in B neighborhood near major hospital and multiple entertainment districts, opportunity for appreciation.

Listing price: $140,000

Avg. rents: $1560, median rents: $1400 (Rentometer.com)

10% down payment: $14,000

Analysis using $1400 median rent:

Gross rent: $1400/mo

- vacancy (8.33%): $116/mo

Gross income: $1284/mo, $15408/yr

Expenses/mo.:

Taxes: $204

Insurance (homeowners+mortgage): $190

CapEx (8%): $112

Maintenance (5%): $70

Property management (10%): $140

Gross expenses: $716/mo, $8592/yr

NOI: $15408 - $8592 = $6816

Financing:

30 yr. fixed, 4% interest

P&I: $601/mo, $7212/yr

Cash Flow: $6816 - $7212 

= Negative $396/yr, $33/mo

Albeit I believe I used conservative numbers, looks like I'd be in the negative cash flow.

*AKA not a good buy and hold candidate unless I increased equity by higher down payment or lower purchase price...

Is my analysis and understanding correct? Thanks for reading and any feedback is much appreciated!