New deal analysis rookie investor

[Account Closed]

This is my first deal and I am looking to make sure that I do it right.

I am looking at a St Louis really old 4 plex which was recently updated in a C area. (New roof, tuck point and plumbing stacks). The heaters and furnace are old. I am yet to get it inspected so this assumes that inspection will go through.

I put it an offer for $120k ( with closing and some rehab another 14k would be needed). At 25% I will be all in at $44k. 

Here are my expense numbers (all monthly) Rentees pay utilities.

1) PITI - 483

2) Insurance - 120

3) Water and Sewer - 220

4) Repairs - 220

5) Mowing - 25

6) Vacancy and Capex - 220 (110 each)

7) Garbage - 56

8) Management - 220

9) Taxes - 81

The rent is expected to be 550 per door or 2200 all in. The CF comes to about 554. 

My main concern is CapEX. I feel that 5% or 110 is on the low side. How to in general estimate it? Have I missed any other cost item?

Also would love to hear thoughts from experienced folks here esp from St Louis, are these decent numbers?. I want to make sure I do it right. 

[Peter MacKercher]

@Avi Garg thanks for reaching out and we actually ran the #'s for @Account Closed. Let me explain some of them. First off yes they are a estimates and best guess on what the will be based on what I own and manage. The BP calculators are great but do have some limitations:

• Mowing: ( we typically charge $25 per mow and we mow 2 a month 6 months out of the year).  That is how it comes out to be $25 per month. 
• Water and Sewer is not metered and is based on Square footage, bedrooms and bathrooms
• Trash in st louis city is $14 a unit (they just raised it)
• Insurance is based on what we're typically able to get.
• Vacancy has been running about 5% which is a general statement. ( This is based on averages of everything we manage in south city) Winter and transitional neighborhoods can take longer especially during certain times of the year. 
• CapEx: We use 5% as a placeholder until we do inspections, then we can evaluate all the items that go into this. This building does have a new roof, new windows, tuck pointing, sewer lateral replaced, and two renovated units with new appliances all within the last two years.