Thoughts on this Deal?

[Jacob A.]

I have come across a 5 unit apartment complex in a college town  off the market currently. 

Owner is trying to sell since he is older and looking to retire. 

100% occupied with leases through December of 2018

-Purchase price: $105,000

-Monthly rent: $2250

-Annual Tax: $1154($96.00monthly)

-Annual Insurance: $ 1275( $106 monthly) 

-Property Management : 8% $180.00 monthly

-Rents are currently about 10% below market value. 

-Each unit Separately metered so no utilities

-Renovated in 2016. 

-Cap Ex budget -$ 200 a monthly 

What am I missing and am I the only one thinking this deal is a steal?