Is this a good deal? (serious question)

[Araz Jerahian]

So I was sent the below. Looking to purchase my first multifamily property. With the details below, what method or formula could i follow to determine if this is roughly a good deal? 

14 Unit Multi-Family - AZ

3 Parcels
6 Buildings
Mostly new roofs

100% Occupied and consistently at 100% over the last 25+ Years

All Units 2 Bed / 1 Bath
Individually Metered for Electric
Complex Water, Sewer and Trash / $800/Month Average

4 Units have new a/c with heat pump
10 Units have old A/C

Current rent roles:
1 Free Unit to Manager
3 Units at $600/Month
10 Units at $800/ Month

Neighborhood supports higher rents after new HVAC on older units and other improvements

Asking: $1,350,000

[Joe Villeneuve]

I'm going to say no.

First, there is no mention of taxes and insurance.

Second, who actually pays the water/sewer/trash = $800?

Assuming you are putting 20% down your cash flow would only be around $3,400/month.

Now, if you are paying the W/S/T, that drops to $2,600/month.

Assuming T/I to be at least 20% of the rent (~$1900/m) that drops you to around $700/month (8400/yr) assuming all goes well.

Here's the kicker. 10 new A/C's are in your future. Assuming only 2 per year for the next 5 years, and adding the roof that isn't replaced/repaired already, you're looking at breaking even to negative cash flow for the next 5 years at least. Then, you can expect to see additional CAPEX hitting you on a regular basis.