How does the neighborhood help or hurt your appraised value??

[Chase Guetersloh]

Hello all, I am in the process of purchasing a home using the BRRRR Strategy. The rehab is going to cost close to 50k and the home will be 20k. I am a little worried about what the house will appraise for once I get to the refinancing part. It's not in a bad criminal neighborhood, but it's not on the best side of town either. Basically, there are a few run down trailers, but just as many good fixed up homes as well. I have done comps on the house and the same layout and size homes have sold from 125-145k in the small town and there is currently one that is the same for sale on the "good side" going for 165k (hasn't sold yet) what is everyone's thoughts and experiences about home much the neighborhood could help or hurt the appraised value? The home is a 3-2 1900 sq ft with a big back yard.

Thank you,

Chase.