Is it truly a DEAL or am i settling

[Stephen Scire]

First things first, I love this forum, the investors and the value it brings  !!! Thank you Bigger Pockets.

I'll be as concise as possible. In the Boston market...live, work and breathe....have 5 units  ( 3 & 2). Want to up my game.

Started searching college towns, commuter towns outside of Boston (Manchester,NH , Providence, New Haven) trying not to be fearful of leaving my comfort zone ( Boston) which is highly priced as you know.

Well, I found I very quite town in NH , nothing special about it , no big business, no huge draw but the population is holding its own, low crime...just a quaint town.

This particular property is 8 unit with 6 add'l storage units & 2 garages ( those aren't bringing in revenue as of yet, not utilized) All are in good shape, not worn or old. 

Currently, its doable for me to put 20% down and because its over 4 units , this becomes a real business where there's room to increase value. Even with all expenses  , there's a 23% cash on cash return. 

The upside positives are slight increase in rents, flipping electric & heat back to tenants, renting out the 8 storage units.

The future rents , with increase, stays in line not to overprice..... compared to home ownership.

The property is well in the 1% rule. It cash flows just over 2K / month without storage income.

I keep saying that #s talk.... that's it...but I'm stuck on the isolation of the town. Amazon is not going to be station their HQ there anytime soon. Based on cap rate …. readjusting expenses & rent increase, this very well can value 50% higher in next 5 years.

Keep in mind, this is no Boston,  Portland NH , Providence or even New Haven (Yale) area. 

I've lately had my farm areas (as I mentioned) in colleges townds or commuter  linked to Boston.

Am I copping out ?     Ignore the glitz and go with the deal ?