duplex has no comps

[Account Closed]

this guy has 4 duplexes that he wants to unload.  he was initially asking 450k for two and 500k for two. but if i bought them all he'd drop them to 400k for two and 450 for two....

1.7m total. 

there are no comps that i can find.  

duplex 1  net income is 2800

duplex 2 net income is 2800

duplex 3 net income is 3200

duplex 4 net income is 3600

expenses

duplex 1 prop tax is 7300 yearly

duplex 2 prop tax is 7500 yearly

duplex 3 prop tax is 7400 yearly

duplex 4 is 7400 yearly. 

he said insurance is roughly 700 each yearly.

 he said tenants pay all expenses and pay extra for their electricity and water and stuff. 

what else am i missing?