[Calc Review] Help me analyze this deal, please

[Corban Kurz]

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This is a local 4-plex, all units are almost exactly the same except 1 is a little larger. 2bd, 1ba units with small yards and covered patios for each unit. Currently all rented with long time tenants at $750/mth each. Asking price is $265k, value is closer to $300k. The units are in fairly good shape, but I have estimated about $10k rehab initially. Tenants pay all utilities.