4-unit mixed use property opportunity

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Hey All-

First of all, by no means am I going to pull trigger on this deal simply because BP people say go for it, but I'm wondering how the details on an opportunity I'm looking at compares to others experience.

I'm sitting on a counter offer on a mixed use commercial building that's a touch more than I want to spend, but if I so choose to, the numbers work out as following: approx $12k net cash flow/year, and just shy of 12% CAP.

It's a stand-alone building in heart of a (very) small town. The bottom floor is a doctor's office who just renewed for 3 years (though he is 62 years old, so possibly retiring? from what we can tell there's no junior assoc waiting in the wings), and then there are three apts upstairs (2 br, 2br, 1br), all occupied.

Trying to weight what seems to be one of the more favorable returns on a place that we've encountered recently, with the risk of potentially losing the main tenant in a few years and filling that space.

Any thoughts? Thanks all.

~ Chris.