Duplex in Memphis Deal or no deal?

[Keleisha Carter]

Saw this duplex on the MLS

Purchase price: $59,900

Down payment: $11,980

Annual Debt: $2875 (@6%)

Rent : $1010 (fully occupied)

Expenses: $4638 (10% PM ; 5% each for vacancy, repairs & Capex + insurance & tax)

Cashflow: $4607 p/y

Here is the property: https://www.redfin.com/TN/Memp...

Deal or no deal?