Help with evaluation of a 4 plex

[Christopher Hunter]

Hello Biggepockets,

Here are the particulars: Asking Price $295,000

4 plex, 8 bd/8b, 4,000

electric no gas

rent $3,000

water bill $70

trash $152.92

sewer $52.93

taxes $1537.78 annual

security lights $32

My GRM is at an 8 and running my calculations I should come up with $288,000 valuation. If seller is willing to negotiate to get $288K or below, does this pencil as a good investment?

Thank you ahead of time for your response