Sorry it's been a while. Here are the numbers from a recent Upper Beach sale...
Sale Price: $531k
Income: $38,940 ($700/$895/$1650)
Expenses: $8,876 ($4,260 Util, $1,460 Ins, $3,156 Tax)
NOI: $30,064
Cap: 5.66%
But you're right, I don't have management, vacancies or maintenance...