Need help running numbers on a triplex

[Jonathan Taylor]

Hey all, I’m going to be house hacking in LA and l need help running numbers for properties I’m finding on realtor. Here’s the property in question. $780,000 TRIPLEX. Separate bungalows, walking distance to metro, shops and decently desirable neighborhood. Very close to downtown. 1 x 3/1 2 x 2/1 (I’ll be living in one unit) Separate gas and electric meters. Landlord pays water and trash. 2/1s in the area are 1000 (low end) and 1995 top end so $1500 to be safe. 3/1s none in the area but 3/2s are 2650 ish. So I’m saying $2300. Total mortgage would be 4400 PITI (9500 taxes, 2500 ins) I’m putting 10% away for capex, repairs, maintenance, lawn care, etc monthly, or $440. Total: 4840. Rents: 3800 Cost: $1040 Since I’m house hacking, this is considered a win BUT I’m concerned I’m not putting enough away for capex, repairs, etc as I factored in 10% since it’s a 1970s building. Also, I’m unable to find reliable numbers to gauge trash and water, calling DWP didn’t help nor did the numbers I saw on trash bins in the area. What am I missing? Would you take this ‘deal’? First time investor and first project. Thanks in advance. JT