Eugene, OR - 4 Unit Complex - Deal or No Deal?

[Vish Rav]

Hi Guys - 

This would be my potential 1st RE deal. I am learning a lot as I do my due diligence and I love the learning experience. 

CONCERNS:

---> Does a 4.35% Cash on Cash make sense?
---> Lane County, OR estimates real market value for this property to be ~$600K, am I paying too much at $820K

I have been conservative with my upside benefits annual growth in property value, appreciation etc..

Property Details:

Location: Eugene, OR (next to Univ of Ore)
4 Units total - 1 1BD & 1 BR, 2 4BD & 1BR, 1 2BD & 1BR (11 total rooms)
Fully leased: to students until end of Summer 2020
6 parking spots
Laundry facilities available in the basement
No deferred maintenance bills
Roofing seems be in good condition

Thanks in advance! 

Regards,
Vish