Good Deal or not a good deal?

[Bryan Nwokem]

I recently made an offer of $425,000 + 8,000 Towards closing + cost of title with 5% down on a brand-new duplex that will not be completed until October 2024. This is a 3 bed/3.5 bath 2600sf (1300 sf per unit) home. Since it will not be completed soon, the rate is not locked but as of now my realtor, who is also a lender is offering 5.99% as of today. This home is about 12 minutes away from downtown Houston, UH, Toyota Center, and several plants. This will be one of the 37 other duplexes in the gated community that will be built. The area is pretty old as most homes were built in the 1970s BUT they seem to be well-kept and have an HOA. The Average comps is $1700 According to the rent calculator on bigger pockets. Please keep these for homes of which NONE was built after 1980. I plan on living in one unit and I think that I might be able to rate the second unit for somewhere around $2,000. Maybe even a bit more. What do you all think about this deal? Please advise as I am not some real estate guru and know I have so much to learn. Thanks