Need a gut check

[L. Brown]

I am interested in a 4-family property. The asking is $850k. Comps are between $890-1.1M. It's priced low because the units are rent controlled. I have been negotiating with the seller and we have come to this:

Sale price $840k

Closing contingent upon tenants in 3 of the units signing an affidavit that they will vacate in 60 days 

buyer will contribute $10k to seller's closing costs

Once the vacated units have tenants paying market value, here is the math:

income=between $6950 and $7250 (parking space optional)/mo

expenses (all in)= $7565/mo

balance= -315/mo

This is cashflow negative by $315. Is this a good deal? I'm thinking wrt it's appreciation over time.