Is this a Good Deal or Bad Deal?

[Ean Bass]

Hello! I'm still very new to this whole REI thing, so I'd like someone to re-check my numbers?

https://www.zillow.com/homedetails/5410-Albemarle-Rd-Charlotte-NC-28212/6227106_zpid/

Here's the thing: I'm off to college next year and I don't have much cash saved up (lots of after school activities & not enough time for a job), so I have no real reason to make any offers yet. But hypothetically, this quad would rent for $1,600 a unit and I'd like to think I can get it for $475,000. In the Zillow ad, taxes are said to be $5,258 annually and I estimated insurance to be $2,635 annually. With an FHA loan and estimated closing costs, I'm assuming the initial investment will be $21,125 for a 30 year mortgage at 5% interest with 3.5% down. I would live in one of the units of course, and even including management, I'd break even (cash flow would be $1.52 per month). However, as I'd be on site and I have no problem getting down and dirty, I'd manage the property myself to save $720 a month (15% of income). With this accounted for, the total monthly cash flow comes out to $721.52, and the COCROI is 40.99%. After 3 years of living in it, I'd move out using a HELOC to start BRRRRing, and that opens up the final unit to be rented. With all four units providing monthly income, I expect this property to be a cash flow machine.

Do these numbers look correct? The property has been on the market for 166 days, so am I missing anything?