Buying in D neighborhood

[Sitaram Koppaka]

I am looking at a property right now in D neighborhood and the cap rate is close to 12%. I have looked at the property and has good renovations, completely rented for long term tanents. I have currently few properties in kind of C, C- areas. This is 3rd property in D that I am debating whether to buy. I lost the previous after waiting for long. This one is infact right across the street from elementary school. Agreed not the greatest surroundings but who cares. Any feedback?