Investing in Decreasing Population Market e.g. Endicott, NY

[Christian Valencia]

Hello BP community! 

First time post and I'm sure not the last. I'm a NYC resident and have been seeking to invest in an affordable market where it makes sense. I came across what I think is a great deal in Endicott, NY. A duplex (asking $65k, putting 20% down and financing the rest). Cash on cash ROI of 25% (mortgage+interest, 10% property mgmt fee, 5% Vacancy, 5% Capital Expenditures, Insurance, Property taxes, Water & Sewer).

Property is in great shape, just needs some elbow grease in the kitchens ($2.5k) and we're good to go. I found the property off market so I am the first to this hopeful gem.

I did some research on the town such as medium income, employment and population growth. All are not the best indicators I would like to see, specially being my first investment property. 

Is this a good investment or should I pass? Any advise & guidance from the BP network would be greatly appreciated.

Thank you - Semper Fi - Chris