How to market in a c cl. location only blocks away from b cl.?

[Joshua Tikal]

Any feedback and thoughts for the below property would be greatly appreciated!

 One of the largest (by sq ft) 3 X 2.5 properties on the market within 5-10 miles. This property is only of the only 3 X 2.5 as most are 3X2 or even 3X1 and 15%-30% less sq footage. The potential issue is location. Too far away from the local college for walking (approximately 3 miles) and the property is located in a different city as the college which has a poor reputation. The price however is 20%-30% less than what you could get for the same square footage almost across the street with a different city address.

My target market are college students but also families as the size would allow for multiple children.

My concern is trying to break out of the local perception of the adjacent town and trying to pull b class tenants in a c class area again only due to the reputation of the town as a whole. The actual location is only blocks away from b class properties.

Any suggestions would be greatly appreciated.  

Thank you so much for your time.