Is this a deal? Memphis / Union City

[DaVon Brooks]

Hey if you have some time would you look at this deal? To see if it's a deal.

I received comps from a realtor in the area that show an average sp/sft of $25.4 for SFRs in the area. The property is a 1757sq/ft duplex built in 1967 with an ARV of $44,627.8 for the property. The market rent according to Rentometer is $555 per door in that area. For a gross annual income of $13,320. That's a 29.85% gross return for the property if purchased at full value with no repairs to either unit. 
As is, I have negotiated the seller to $25,000 and in all honesty I believe I could get him down to the $23,000 as they want to sell within the month . What have I missed? The deal looks too good.  
Cosmetics and carpet are the repairs suggeste