Rookie Analysis Paralysis - can you take a look at my offer?

[Rahul R.]

Property background: Duplex 2+1; Buy and hold 4% interest rate, 25% down : Offer price- $155k; Type C  working class neighborhood, appreciation since June 2019 till now 16-22%, likely market inflated prices due to low inventory and rates. I don't expect much appreciation, the community has been stable for last 15-20 years . Rental on 2 bedrooms is $1000-1300/month.

These are conservative numbers, I calculated cap rate of 8-10% which is decent in the area.  Let me know if these numbers look good and makes sense, will you pull the trigger?

Thank you!!