Duplex analysis

[Danny Daniel]

I'm in the process of analyzing one duplex in Sacramento with below breakdown.

Price: $165,000

Type: Duplex (each unit has 4 bed/2.5 bath )

Rent: $1,050 /each unit

Repair: $20,000 (property needs rehab)

Vacancy: $346.50

Insurance: $100

Maintenance: $210

PM fee: $0 (I'm going to manage it myself)

Landscaping: $80

Utilities: $100 (trash only)

NOI: $13,182

Cash flow: $4,678.75 (20% down 30yrs fixed @ 5%)

Cap rate: 7%

However, this property is located in lower-middle income area which makes me feel hesitate to proceed. What would be your opinion?