Newbie needs help analyzing Duplex in a trendy area

[Thomas Quinn]

Asking price is $310,000 on a duplex. Each unit has 3br 2.5 baths. Rental income is $3000 a month, getting a conventional loan with 10% down. No HOA, taxes about $2000 a year, price is about $117 psf, comps in area go for $150 psf plus. I would like to do a $20k (10k ea) renovation upgrade, possibly up the rent. Is it worth it? Any advice would be welcome.