Upstate NY Duplex Analysis

[George S]

At this point, Im trying to run the #'s on as many properties as I can. If someone could please advise if Im on the right track.

Purchase Price=222,000.
Loan Amt.=207,000. DS=929.52/mo.(11,154.27)
Mo. Gross Income=2,050. Ann. Gr. Income=24,600.
EGI=22,386.(w/ 9% vacancy)

[/u]Expenses
Taxes=4500. (verified w/ town)
Ins.=1200. (Quoted)
Cap. Exp's=1,549.(6.3% of Ann. Gr/ Inc.)
Water & Sewer=36./mo. (432./yr.-from town)
Lawn/Landscaping/Snow Removal=30./mo (432./yr)=GUESS
Pest Control=10./mo(120./yr.)=GUESS
Accounting/Bookeeping= 16./mo. (192./yr.)-quote
Repairs & maint.=94./mo (1128./yr-4.6% of Ann. Gr. Inc.)
Advertising=10./mo.(120./yr.)=GUESS
Total Monthly Expenses=800.08
Total Ann. Exp.=9,601.

NI=12,785.-DS 11,154.27 = BTCF 1630.73

Cash-On Cash=1630.(BTCF)/15,000(DP)=11%
Cap Rate=12,785(NOI)/222,000.(Purch Price)=5.7%
50% Rule = (2050(Mo.Rent)/2)-929.52(Mo. DS)=95.48

Im not really looking to purchase this property but Im curious if Ive got the right idea in crunching the #'s and on how close people typically come with their 50% rule # and a more detailed Cash Flow(as above). I would also be managing these properties myself but would like to leave a cushion in case that changes.

Thank you for your time and any advice you could share.

George