Duplex Analysis, what do you think?

[Amanda G.]

Duplex in C+ neighborhood that is not far from where some major white-collar industry is going to be soon-ish.

$65k price tag

Rents are currently $450/mo. That is low for the town, but maybe not for the area. One of the tenants has a year long lease, the other is month to month and would need 60 days notice to vacate. Tenants currently pay all utilities.

Needs about $15-20k in renovation, new windows, HVAC, water heater, lots of minor stuff and then all the cosmetic improvements

Tax $76/mo, with a 25% down loan at 4.75, the PI would be about $240

Thoughts?