Is this a good deal for me?

[Douglas Rice]

In attemting to find my daughter off campus housing at an expensive school I came across a Duplex that seems to be a good deal for an investment rental . I would love your thoughts. Here are the numbers.

Cost 110k ARV is 130

Both sides are 3/2 and rent for 725 each. Did a visual walk through with agent and nothing stood out as a major issue. Roof and foundation no visible issues.Both sides are rented and families want to stay and seem stable(2 years plus). Nothing needs to be done to keep them rented. Metered seperatly at tenants expense. 

Rent Roll 1450

Motgage 496

Property manager 142

Vacancy 8% 114

Repairs 5% 71

Expenses - 200 includes Insurance and Property tax. 

Cash Flow $402

Cash on Cash is 15% if I figure I am in 32K after 25% doen payment and loan fees.

Market rent is $800-850 if I wanted to do moderate improvements.

Plan is to make offer and do inspection. If nothing too extensive comes back is this a good deal?