Help me understand Indianapolis - Fountain Square and Warren

[Ray Johnson]

I'm looking for some B Class properties for my Buy-and-Hold portfolio in Fountain Square and Warren Park area of Indianapolis.

I was looking at this   Investors Guide to Grading Indianapolis Neighborhoods and noticed that Fountain Square is listed as a Class B neighborhood but the schools are rated 3 out of 10 (that's not Class B in my world), and the neighborhood doesn't look like a Class B neighborhood. I understand it's going through a gentrification right now, one of the properties I'm looking at has two new construction properties next door. It seems like sellers are trying to charge for this neighborhood gentrification on the front-end before it actually takes place, I don't believe in prepaying for potential/projected appreciation so this is throwing me off. Additionally all the sellers are saying the area is a trendy hangout area with bars, restaurants, and major employers nearby, etc.. Maybe it's because I'm from Southern California and grew up in Los Angeles but this just looks like a regular Class C neighborhood, What am I missing?

Warren seems a little more like a Class B neighborhood, better schools and a more suburban feel.

I'm seeing varying rents in both neighborhoods Fountain Square and Warren but Warren seems to be a little more consistent at the high range and I don't have to search for the good pockets, but there doesn't seem to be anything to draw people to the neighborhood like Fountain Square.  

Am I missing something in the proximity to Downtown Indy with these neighborhoods?

Other than the future possibility of a complete gentrification in Fountain Square, What else is there that's demanding Class B+ pricing in a Class C (some areas) and Class C- in other areas?

If you're an Indianapolis local please enlighten me.

Thank you