Help analyzing 5plex please ?

[John Matthew Johnston]

Deal

5 plex- Four 2-1 and One 1-1

Current rents 4650

Possible to raise to 4800

Asking price 475,000 offer of 450,000 accepted

It’s in excellent condition, well maintained and fully rented in great school district

Newer roof, bathrooms and kitchens

Loan details- DSCR 112500 down at 6.35% for 20year with 5 year arms

PITI 3363

Repair, vacancy and capex- 230,230,460

Lawn Service/ snow removal 160

As is with only CF 157 total but if you don’t factor capex, repair or vacancies it would CF 1,077 if you increase rents it would CF even more. If rates ever come back down it would be even sweeter. What do you guys think?