Fort Worth, TX DUPLEX analysis

[Edita D.]

The second property I am looking at is a duplex, I am still not happy with the numbers (definitely, better than SFR analysis I posted a few minutes ago, but still I think this is not a good deal). I am looking forward to your input!

2. PROPERTY 2
Duplex in a decent neighborhood
-purchase price: 107K
-cash to close: 28.8K (seller will pay 2% towards closing costs)
-monthly rent: 1500

Expenses:
-mortgage: 350
-tax: 280
-insurance: 63
-prop mng (10%): 150
-vacancy (10%): 150
-repairs (5%): 75

monthly CASH FLOW: 430

Cap rate: 5160/107000=4.8 %

Cash on cash return: 5160/28890=17.8%

And this is the BEST deal I got on the market for duplexes. Property is in a decent condition (rent ready), in a decent neighborhood.

I feel like purchase price in this market is too high maybe??? What am I doing wrong? I am not an absentee landlord and I am not trying to buy in a shady neighborhoods... But this DECENT neighborhood numbers are horrible!
What do you guys think?