Rustbelt market. Great cash flow, poor appreciation

[Peter O'Reilly]

Hello BP

Newbie here and first time post. I'm currently looking to buy a 4 Plex in Binghamton NY. Binghamton is an extension of the rust belt. The property cash flows very well ($100/unit) and I have investor money for down payment at 5%. However the outlook for the city as a whole is not great aside from the big university. Given the high property taxes and poor appreciation potential, should I avoid the entire area even if cash flow is easy to make work? Thanks in advance