Is This a Good Deal?

[B.J. Simpson]

I know this isn't a great deal but curious everyone's thoughts on how far away this would be from being a good deal?

- Broker pocket listing

- 20 1BR apts 678 sqft/each in 3 buildings

- C area close to downtown but not in path of downtown rejuvenation in a growing city of 200k+

- B class brick buildings, built in 1983 and well taken care of

- NOI $81k

- near 100% occupancy

- near market rents

- they are asking $850k (9.4% CAP)

- full asking price CoC return would be 14%, $106/door cash flow

No real glaring value add opportunities, curious from the experts at what price this is a deal? Thanks a bunch!