Need HELP! Analyze this property - college rental market

[Crest White]

Hi newbie here and looking for some input

I’m looking to purchase a SF

230k

5 bed 2 bath

Tenants will be college students

Rent expected - 3300

Year round lease

Cash flow 520

The CoC works out to be about 11% which is awesome
However the biggest variable is the property tax which is presently at 7500. My biggest worry is if it ever hits 10000, it will eat into my cash flow.The property won’t appreciate by much due to location
The deal looks great, what do you BPers think bout the property tax situation???