Does this multi-family straight off the MLS appear to cash flow?

[Derick Wolf]

Originally I calculated this out assuming tenants pay utilites, but then I found out they don't have separate meters, and landlords pay electric, gas, and water.  Maybe I could change this in the future- but can anyone check my numbers?  Am I being too conservative with my assumptions?  FYI, rents are $1,100 for unit 1, and $1,300 for unit 2 plus 7 garages fully rented at $100 a piece.  There are "decent" tenants with year leases.

This is assuming full MLS price of $275K with 20% down at about 6% interest rate. This is central pennsylvania, and the stated vacancy rate online says 5.8%, but I went a little conservative- but I'm not 100% how much I should choose for CapEx for 2 apartments and 7 garages. Assume tax and insurance are accurate below- are any other numbers off?

Price	275000
Rent	3100
Expenses:
Taxes	430
Insurance	150
Water	56
Electric / Gas	351
Lawn / Snow	75
Vacancy	210	7.00%
Property Mgmt	248	8.00%
Capex / Maint	310	10.00%
Total Expenses:	1830
P & I:	1319
Expenses + Mortgage (P/I)	3149
Cash Flow:	-49
12 Month Cash flow:	-588
Enter cash invested:	60000
Cash on Cash Return:	-0.0098