Deal analysis for a first investment

[Omi C.]

Hi Guys..

After months of reading, and contemplation, I'm hoping to make my first investment in Central Valley, California. The goal with this property is to start my real education about running a real estate business.

Here are the details:

Duplex, built in 2006, 3 bdrm / 2 bath each, long term tenants in each unit. Rents below are actual, and seem to be on the lower end of reasonable based on rentometer/padmapper. Utilities are paid for by the tenants. Good neighborhood, low crime, close to amenities and public transport.

I've added $2000 of repairs just in case some immediate repairs are needed. Since the duplex was built in 2006, I'm hoping that 20% is a worst case scenario for Maintenance+Capex. Is that reasonable? Property Tax is closer to 1.25%, and PM is closer to 8%, but I'm overestimating a bit.

So? Is this worthy of an offer? According to my agent, there is already an offer on the table, but the sellers will wait till Friday to make a decision.

Omi