Am I stupid for considering this multi?

[Will G.]

Looking at one of the only multi fam available in my small community and need a sanity check: 12 units all 1/1's built in 1965 and haven't been touched since

Current net $20,100(brokers #'s) List price $395k, yep under 5% cap rate! look it up on loopnet in maryville

This property defines "deferred maintenance" and needs every bathroom, fixture, cabinet, door, window, floor, appliance, septic systems, supply plumbing,(currently galvanized) hvac systems,water heaters etc replaced, plus all the cosmetics.

rehab would easily be over $200k , but the 50 year old septic systems might last a little longer!

At an 8% cap rate all fixed up and end of the rainbow rents it would be worth around $550k assuming 50% expenses.

Kinda like doing all the rehab work and giving your first years cashflow to the current owner, cause i would be in it for say, $575k

I suspect in a normal world this would be a joke. So is this where we are in real estate? would you consider this in your town? They already said no to $350k