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Anton Tikhomirov
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Looking for leads on lesser known markets or sub markets for decent CF/appreciation

Anton Tikhomirov
Posted Jan 25 2023, 05:59

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!

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Caleb Brown
  • Real Estate Agent
  • Blue Springs
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Caleb Brown
  • Real Estate Agent
  • Blue Springs
Replied Jan 25 2023, 07:09

Happy to chat on KC. I'd look 100-200K range around here and in the suburbs

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Remington Lyman
  • Real Estate Agent
  • Columbus, OH
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Remington Lyman
  • Real Estate Agent
  • Columbus, OH
Replied Jan 25 2023, 07:43
Quote from @Anton Tikhomirov:

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!


 There are a lot of smaller towns outside of Columbus, Ohio you should check out. Newark, Delaware, Marysville, Lancaster, and Chillicothe just to name a few

  • Real Estate Agent Ohio (#2019003078)

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Anton Tikhomirov
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Anton Tikhomirov
Replied Jan 25 2023, 07:48
Quote from @Remington Lyman:
Quote from @Anton Tikhomirov:

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!


 There are a lot of smaller towns outside of Columbus, Ohio you should check out. Newark, Delaware, Marysville, Lancaster, and Chillicothe just to name a few

Thank you, this is exactly what I’m looking for. I’m very interested in cbus because it looks to be very up and coming with the new plant coming in and OSU feeding a constant stream of new grads to the area, but im worried im a bit late to the game to get in on the decent neighborhoods in the city proper. Im hoping for kind of the B+ to C+ range since im out of state. 

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Harrison Chow
  • Real Estate Agent
  • Columbus, OH
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Harrison Chow
  • Real Estate Agent
  • Columbus, OH
Replied Jan 25 2023, 07:53
Quote from @Anton Tikhomirov:

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!


Hi Anton! In recent years, Columbus, Ohio has experienced steady growth in both population and economic development, which has led to an increase in real estate values and rental demand. This provided huge potential for both cash flow and appreciation in the Columbus real estate market.

As per Zillow, the median price of homes currently listed in Columbus is $225k while the median price of homes that sold is $160k - which fits your budget.

Let me know how I can help!




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Remington Lyman
  • Real Estate Agent
  • Columbus, OH
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Remington Lyman
  • Real Estate Agent
  • Columbus, OH
Replied Jan 25 2023, 08:28
Quote from @Anton Tikhomirov:
Quote from @Remington Lyman:
Quote from @Anton Tikhomirov:

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!


 There are a lot of smaller towns outside of Columbus, Ohio you should check out. Newark, Delaware, Marysville, Lancaster, and Chillicothe just to name a few

Thank you, this is exactly what I’m looking for. I’m very interested in cbus because it looks to be very up and coming with the new plant coming in and OSU feeding a constant stream of new grads to the area, but im worried im a bit late to the game to get in on the decent neighborhoods in the city proper. Im hoping for kind of the B+ to C+ range since im out of state. 

 I would not say you are too late to the game

  • Real Estate Agent Ohio (#2019003078)

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Scott Allen
  • Real Estate Agent
  • Columbus, OH
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Scott Allen
  • Real Estate Agent
  • Columbus, OH
Replied Jan 25 2023, 09:56

@Anton Tikhomirov

You have the right budget for a duplex in Columbus, OH. Newark and Lancaster are some sub markets that you should look into as well.

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Steven Wilson#1 New Member Introductions Contributor
  • Rental Property Investor
  • Columbus, OH
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Steven Wilson#1 New Member Introductions Contributor
  • Rental Property Investor
  • Columbus, OH
Replied Jan 25 2023, 11:37
Quote from @Anton Tikhomirov:

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!


 It's nice that you've set your eyes on Columbus, your money will go very far. You'd be able to pick up a multifamily portfolio and start your cash flow. Not to mention Ohio is a landlord-friendly state.

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Replied Jan 25 2023, 13:01

Hey Anton!

I think your head is in the right place looking to invest out of state! I am located in the Columbus area and the suburbs in this area are a great place to start investing, and the main reason why is affordability. Columbus is also a growing city with a few major companies moving to the area in the next few years bringing thousands of jobs, and with new jobs come people. Population growth is .75% year-over-year, employment growth is 3.58% year-over-year , and rents in Columbus have increased 6% year-over-year, making it a great market to have a buy and hold in. Having a budget around 200-250k can get you a great property in the suburbs with minimal rehab and great cash flow!

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Konstantin Podyachev
  • Investor
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Konstantin Podyachev
  • Investor
  • Jacksonville, FL
Replied Jan 25 2023, 13:41

Hey @Anton Tikhomirov,

If you are looking into Jacksonville, FL market I would recommend to take a look at Middleburg, FL and Yulee, FL. They are two emerging markets in that area. 

Middleburg is a suburban community located in Clay County, just 25 miles southwest of Jacksonville. It has a population of around 15,000 people and is known for its small-town charm and strong sense of community. The area has seen steady growth in recent years, with new housing developments and commercial projects being built. This has led to an increase in demand for both residential and commercial properties, making it a great opportunity for investors.

Yulee, on the other hand, is located in Nassau County, just 15 miles north of Jacksonville. It is a rapidly growing community, with a population of around 13,000 people. The area has seen a significant influx of new residents in recent years, thanks in part to the opening of several new housing developments and the expansion of major employers such as FedEx and Amazon. As a result, the demand for both residential and commercial properties has increased, making it another great opportunity for investors.

Both Middleburg and Yulee offer a great potential for growth and a strong return on investment. Feel free to reach me out dirrectly if can felp with anything.

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Minna Reid
  • Real Estate Broker
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Minna Reid
  • Real Estate Broker
  • Jacksonville FL & Middletown CT
Replied Jan 25 2023, 14:57
Quote from @Konstantin Podyachev:

Hey @Anton Tikhomirov,

If you are looking into Jacksonville, FL market I would recommend to take a look at Middleburg, FL and Yulee, FL. They are two emerging markets in that area. 

Middleburg is a suburban community located in Clay County, just 25 miles southwest of Jacksonville. It has a population of around 15,000 people and is known for its small-town charm and strong sense of community. The area has seen steady growth in recent years, with new housing developments and commercial projects being built. This has led to an increase in demand for both residential and commercial properties, making it a great opportunity for investors.

Yulee, on the other hand, is located in Nassau County, just 15 miles north of Jacksonville. It is a rapidly growing community, with a population of around 13,000 people. The area has seen a significant influx of new residents in recent years, thanks in part to the opening of several new housing developments and the expansion of major employers such as FedEx and Amazon. As a result, the demand for both residential and commercial properties has increased, making it another great opportunity for investors.

Both Middleburg and Yulee offer a great potential for growth and a strong return on investment. Feel free to reach me out dirrectly if can felp with anything.


I was just about to chime in with almost exactly this lol. West side and North side of Jax are the remaining growing markets in Jax. You can still find good values and the areas are still being developed.

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Sam McCormack
  • Real Estate Agent
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Sam McCormack
  • Real Estate Agent
  • Cincinnati, OH
Replied Jan 26 2023, 06:12

@Anton Tikhomirov

Hi Anton, Cincinnati is primarily a cash flowing market but there is an area or 2 where it can cash flow, and it is nicer so the appreciation aspect is present!

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Replied Jan 26 2023, 07:28
Quote from @Remington Lyman:
Quote from @Anton Tikhomirov:

Hi All, this is my first post here, hoping it’s in line with the rules. 

Like a lot of people, I’m looking to buy my first property in the next 3 months or so. I want to focus on growth right now, so I am hoping to find properties that are in areas with good demographic trends. My goal is to have them cash flow positively, but am not hyper-focused on cash flow beyond that (I.e. I don’t need MASSIVE cash flow). The goal would be something that is a mix between cash flow and appreciation. 

I live in MA and don’t want to invest in Fall River/New Bedford so I’m looking out of state. I’ve looked at markets like Indy and Columbus (which seem very good) and then also at Kansas City, Cincinnati, and Jacksonville (though downscale FL particularly makes me nervous). The reason I am posting is to ask whether there are any particular smaller markets or sub markets I should be looking at as well? I’m particularly looking at the Midwest if anyone has any tips, but I’ve also heard there’s great stuff in the sunbelt around AZ in the Phoenix suburbs. Does anyone have any tips on where I should check out? 

Budget is about $200-250k after leverage (so about $50K down + transaction costs). Hoping not to do more than $20k of rehab. 

Thanks!


 There are a lot of smaller towns outside of Columbus, Ohio you should check out. Newark, Delaware, Marysville, Lancaster, and Chillicothe just to name a few

I was just at @Kurt Phillips’s meetup in Lancaster last week.  Good people, good scene, good smaller city that checks some good boxes of proximity to Columbus without being overwhelmed by urban bleedover.

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Dustin Street
  • Real Estate Agent
  • Kansas City, MO
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Dustin Street
  • Real Estate Agent
  • Kansas City, MO
Replied Jan 26 2023, 09:52

@Anton Tikhomirov Congratulations on taking the first steps! Being prepared is honestly all you need to succeed in REI. Out here in KC, we have numerous deals that cashflow, and look at long term appreciation. We even get deals that just need cosmetic updates, meet the 1% rule, and are in a decent neighborhood looking at appreciation. We have several developments that will bring thousands of jobs, upgrades to our airport, new stadium, new resort on the way, and so many other things growing our city every day. You said you looked at the Midwest, have you looked at Kansas City?

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Ahmed Saad
  • Rental Property Investor
  • Brooklyn, NY
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Ahmed Saad
  • Rental Property Investor
  • Brooklyn, NY
Replied Jan 26 2023, 13:05

@Dustin Street

What areas of KC do you like for 4 plexes? How about for larger ie 8-20 units? I have been interested in KC for a while.