Dallas 4-plex - Good deal?

[Calvin Clark]

Hello BP community!

My fiancé and I just got our first offer accepted for a four-plex in Dallas and are looking for some advice on our analysis before our option period ends. 

The property is comprised of four 2b/1ba units in the South Dallas-Fair Park neighborhood and is right across the street from a large industrial plant. The building has a parking lot with no cover and a brand new 30-year roof. It's currently fully leased at $600/unit. 

Asking Price: $200,000

Gross Rents (4 units): $2400 per month

Expenses:
Taxes: $350/mo
Insurance: ~$200 (haven't gotten a quote yet)
Vacancy (5%): $120 
Repairs (7%): $168
Capex (6%): $144
PM (10%): $240

Total: - $1,222

Mortgage: - $787 (conventional with 20% down and fixed 4.25%)

NOI: $2400 - 1222 = $1178

Cash Flow: $1178 - 787 = $391 per month (10% CoC ROI)

We feel like this is a pretty good deal based on our numbers, but want to see if we are missing anything? We would also like to hear from anyone that has experience with this type of investment in this area of Dallas. 

Thanks all!