老地主请建议：how is this deal?

duplex sale by owner.

listing price: 169k

both unit are currently rented out for 875 each so total monthly income $1750

property tax is about $2200, no HOA

the house is built in 2006, structure looks good, carpet is very worn and probably need to be replaced once current tenants move out. don't know if there are other problem

nubmers seems good on paper but this is a bad downtown neighborhood with mainly low income population. a few old houses are being bought out by investors recently so something could change in the future, hopefully for the better

I want to make an offer on it. Can anyone give me some advice on how much to offer? Also this is sale by owner, what should I look out for? thanks much