Help me analyse a deal

[Igor Nastaskin]

Hi, my first time posting here, just wanted to get feedback on a deal I am currently interested in. It is a small retail storefront property, 1800 sq feet being sold for $490,000, net income $30,000/yr with cap rate 6%. The building is facing a big street, near major intersection. There are 4 tenants who "were there for a long time", but no actual lease agreement in place - based on a handshake. I am planning to get info about expenses, actual lease payments. Any other information I should focus on? Thank you.