Dealing with crime

[Seth C.]

I have a couple of medium sized MF deals available to me with solid demographics in terms of renting. There are a number of universities etc. nearby. However, the apartments are on the fringe of a high-crime area. They have gated parking etc. because of this, but crime still infiltrates. These properties appear to be high cash-flow properties, and one of them might even work with partial owner financing. 

My question is, when is it worth tackling crime (if ever), and is there some way to estimate financial impact? Depending on lease terms it may take 1-2 years to clean up the apartments themselves, but it is impossible to clean up the entire area. These apartments are 90%+ full right now but can be value-add as well. C property in B- to B neighborhood bordering on C- neighborhood, all taken in local terms--it is a high-crime city.

[Account Closed]

that's only a question you can answer.. but in the meantime I would get more info on the crime in the area.  Did you speak with property managers at neighboring properties?  Did you go the police station and ask the cops?  you'll get a much better picture of the real crime in the area.

btw.. I have found that crime stats posted on the internet sites that MF investors use is often wrong.. as in dead wrong.  literally.  so you need more boots on the ground intel.