Need help evaluating this multi family

[Sean Kuhn]

I have lots of experience with single family homes but I'm looking at my first multi and I needed help. It doesn't have any deferred maintenance and looks nice. Gross rents are 40,800 which is about right. 4 units all 2 beds. Landlord pays water. I always figure vacancy and repair at 20 percent. Asking price is 374k. What do you think? I prefer smaller caps in nicer areas so it is more expensive here.