Advice for a good deal near a big city

[Tasha Sich]

I found a great location very close to a major city, but it's on the West side, which seems to be a C class area. The property is right on a main highway that goes strait into the city, but has a very run down neighborhood behind it. The seller has gone way down on the price, and it's stabilized with 90% occupancy. Do you think it's a risky purchase for a first time investor?