South Tampa advice

[Forrest B.]

BP,

I'm looking for some advice on South Tampa. General guidance for people with families is to stay between Gandy & Kennedy. However, I see a lot of rental properties for sale south of Gandy, both on the MLS and on bandit signs. An example property listing:
-Duplex posted on MLS for $95,000
-Advertises 10% cap rate (not reading too seriously about this)
-Gross annual rents $14,400 (assuming rents are $1200 per month)
-Taxes: $1356
-Insurance: $525
-Water/Trash: $1200

Each unit is 2/1, approx. 1450 sq. ft. States that units were renovated in 2010.

Question is not whether or not this is a good deal (numbers above were simply a part of the listing--I'd rather decide on if this area is worth investing in before I decide what price I'd pay). My question is: what am I missing about living below Gandy (other than bad schools)? Is $600 a month a reasonable rent for similar properties in the area? I'd love to discuss in more depth with someone who is knowledgeable about this area of Tampa.

Forrest