duplex analysis - deal/ no deal?

[Barrett Boone]

Hey BP I'm just getting my feet wet and I have found a property that I would like to make an offer on but would like to run it past the BP community.

I'm trying to determine if the deal i'm looking at is any good, and if I would be wise to pull the trigger with offering more than ask

My analysis came back with $53/mo cash flow

Details below:

Its located in West Fort Worth Texas

2bed 1 bath duplex 

built 1984

laminte and carpet flooring 

currently leased:

unit A: $675 , B: $725 (tennants have been in place 3+ years

they are asking 135,000

there are multiple offers

My realtor is suggesting I offer 140,000.

I ran the numbers using the analysis tool and used the following assumptions

30 year

20% down payment

4.4% interest

8% vaccancy

7% maint

10% cap ex

0% Prop Mgmt

Which returned a $53/ month cash flow