Best way to determine growth?

[John Robert Kinsella]

Good Morning all.. Fairly new as a signed up member. Have looked over the forums for couple years though.

Have done multiple flips and purchased first rental about 8 months ago. 

Before I start I wanted to give some background on the building/town.

I'm having a hard time understanding a small town near me. I'm in a large area that thrives off tourism and the area is booming with growth. I found an 11plex( 3 seperate buildings including one dupliex and then a 5 plex and 4 plex) that is 40minutes away and is listed for 200k, fully occupied in an area where housing can be hard to find. The problem with the town is it employees all the working people for the hotels/bars/restaurants and they commute to their jobs which is 5 minutes away. There is lots of high end houses going up around the area, but the city itself has lots of old buildings built in 1900 that are failing apart. The 11plex is considered the ghetto of the town, everyone has pets, smokes heavily, and seems to have a bad environment. Meth is also a growing concern for the area.

Utilities are all combined at the moment. 

Each tenant pays 500 a month and utilities paid by landlord. Currently grossing 5k a month, but the building does needed repairs. Old windows especially.  Tenants are good people and some have been there for multiple years.

My main thing is I believe this area will see growth in the future 10-20years, even though its been stagnant and declined 10% in the past 10 years. I'm having a hard time confirming to myself that it will grow.

Wanted to get everyones thoughts.. I'm waiting for the listing agent to get me the financials on the property to break it down even further.