Looks like builder incentives may be good enough to offset the new build cost with enough down, but might be more speculative than profitable.

Hope this helps cut thru some noise or speculation about the market. 

That mix has historically produced steady in-migration, above-average income stability, and lower volatility compared to more speculative markets.Why job rankings matter for real estate investors:• Job growth fuels population growth• Population growth supports rental demand• Diverse, high-skill employment reduces downside risk• Stable employment bases tend to protect occupancy during slower cyclesThis doesn’t mean prices always go up or that every deal works.

Yeah- interest rates are a small part of the overall picture and I wouldn't get too wrapped up in speculation.

Looking for good cash flow, growing but not speculative secondary market, good working class areas with low crime.  

The study looks at metrics like job growth consistency, wage gains, high-tech GDP concentration, and how well metros hold up when national momentum slows.From an investor lens, that matters more than boom-cycle spikes.Why Huntsville’s inclusion is notable:• High concentration of engineering, defense, and aerospace employment• Federal and long-term contract-driven job base reduces cycle risk• Continued in-migration even as other markets cool• Strong alignment between wage growth and housing demandThis isn’t a market built on tourism, speculative tech, or short-term capital inflows.

Government — 307,000• UPS — 78,000• Amazon — 30,000• Intel — 25,000• Nissan — 20,000• Nestlé — 16,000• Microsoft — 22,000 (across multiple rounds)• Bosch — 13,000• Verizon — 13,000• Dell — 12,000• Accenture — 11,000• Ford — 11,000• Novo Nordisk — 9,000• PwC — 5,600• Salesforce — 4,000• IBM — 2,700• American Airlines — 2,700• Paramount — 2,000• Target — 1,800• General Motors — 1,500• Applied Materials — 1,444• Kroger — 1,000• Meta — 1,000These are not speculative startups or poorly run companies.

I’ve been focusing on Midwest markets and underwriting deals conservatively.Here’s where I’m getting stuck and frustrated:Everyone says “out-of-state is possible”But when I actually talk to agents, the deals they send:Don’t cash flow at asking priceRely on future rent increases or appreciationOften don’t match the criteria we discussedWhen I push back with numbers, I’m told:“Cash flow just isn’t possible in this area anymore.”I’m not looking for home runs or speculation — even $150–300/month cash flow on a first small multifamily would be fine.

Are you willing to speculate on an up and coming area for a flip for big money possibly or do you prefer tried and true neighborhoods with less potential profits?

So, they speculated that their property values would go up in short order.