I think I found a better deal this time, opinions?

[Ryan Sanders]

Found a 4 plex in Pueblo, CO. Their asking price for the property is 169,900. Each unit is 1000 sq ft with 2br and 1 ba. Average rent on 2 bedrooms in this area is about 685 (sourced from rentometer, zillow, realtor, trulia, and apartments.com). All 2 br apts for rent right now are in the neighborhood of 800 sq ft so I think I could charge 700/month and be safe. Biggest downside to property is that it was built in 1923, but it looks decent from photos (haven't had a chance to check it out in person yet). I've got the following numbers as a rough estimate on income/expenses (these will be adjusted with more accurate numbers soon):

rental income: 2800

Vac rate: 10% (just a guess)

Taxes: 1150 (from assessor's page adjusted to purchase price)

Insurance: 1275 (adjusted based on my current home premium with new coverage limit)

prop mgmt: 10%

Maint/Repairs: 1200

CapEx: 366 (based on assumption everything in property is at half of its useful life)

My spreadsheet is telling me I have:

cash flow: 688/month

cap rate: 10.68%

CoC ROI: 83.45%

Total ROI: 163.27%

Does this seem like a decent rough estimate of what to expect with this property?

Thanks everyone for any/all input!