4plex deal analysis help

[DJ Cummins]

Happy Friday Eve Everyone!
Tell me how this one looks. Do you think I should try and offer lower than the 95k asking price? Obviously I was planning on offering a bit less, but not sure if the numbers would require an even lower offer. Just wanted some opinions if possible.
4 unit, renting for $1700.00 per month. Asking price, 95k. 19k down payment debt service = 78k
20 year ARM, 4.25%. taxes 2800.00. Insurance 1000.00. total PITIA payment = 799.66. Call it $800.00

Rental income = 1700.00
Debt service = 800.00
8% vacancy = 136
5% CapEx = 85.00
10% prop mgmt = 170.00(not using for now)
5% water/trash/misc = 85.00
Cash Flow = 424.00

BTW-i have only driven by the property, i am walking thru on Saturday. Just trying to get some numbers and thoughts in my head in case that i like it. Thank you as always!