Arizona HouseHack Property Analysis - 4 Square Method

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I'm new to analyzing deals and hopefully you could take a look to see if the numbers make sense. Thank you so much in advance! 

3714 W GLENDALE Ave Phoenix, AZ 85051

Link - https://www.redfin.com/AZ/Phoenix/3714-W-Glendale-Ave-85051/home/26959573

Asking Price - $319,000 5 Bed / 3 Bath Sqft - 2,449 Built - 1961 Lot Size: 6,460 Sq. Ft

Income

Rent/ Room - $846/month ( Rentometer average)

Rental Income - $3,384/month (Rent 4/5 bedrooms)

Total monthly income: $3,384/month

Expenses (monthly)

Property Taxes - $170 (Smart asset)

Insurance - (Mortgage + Homeowners) - $151 + $67 = $218

Utilities

Electric - $200

Water - $50

Sewer - $50

Garbage - $20

Gas - $225

HOA - 0

Lawn Care - $25

Vacancy - $254 - (6% rental income)

Repairs - $100

CapEx - $100

Property Management - $423 (10% rent)

Mortgage - $1,432 ( Principal + Interest) of [$319,000 at 3.5% and 30 year fixed]

Total Monthly Expenses: $3,267/month

Cashflow

Income - $3,384

Expenses - $3,267

Total Monthly Cashflow: $117

Cash on Cash ROI

Down Payment - $11,165 (3.5% FHA)

Closing Costs - $3,190 (1% for escrow + title company)

Repairs - $7,000

Total Investment: $21,355

Annual CoC ROI

$117/ $21,355 = 0.548%