Forcing appreciation in C class neighborhood

[David B.]

Hi all

i have a question that might be confusing, so I’ll try and simplify it. 

i have recently purchased a duplex in Columbus, Ohio in a C class neighborhood. I intend to purchase more. 

Now - these homes are functional and rented. Tenants are paying above average rent. But the units themselves could definitely be upgraded further if I wanted too. When I look at nicer SFH or MFH in Columbus, it's clear there's a top end aesthetic that my units don't currently match.

But here’s the thing… in my c class neighborhood, my units don’t look any worse (they may even look better) then some of the neighboring properties. 

So here’s my question - if I upgrade my property from a C class to an A class property, in a C class neighborhood, does that force appreciation? 

The reason I ask is I would rather recycle the Capital and pull my money out to keep investing if possible. I don’t expect to take all my capital out (as I’d didn’t buy these as proper BRRRS), but if I could take most of my capital out and still cashflow id like to do that. 

I should mention that the neighborhoods I’m buying in are expected to improve over time, even though they’re not the hottest areas in town currently. They’re pretty much adjacent to the hottest areas in town. 

Hope that makes sense! Thanks for your thoughts 

[Taylor L.]

Over-rehabbing is a big trap that newer investors can fall into. There's nothing wrong with fixing your property up to be the nicest in the neighborhood, but fixing it up to the point where it's totally out of place is a mistake. Your property's value will still be based on comps in the area. 

It's not necessarily a given that just because this area is next to an improving area that it'll improve as well. That is a positive trend, but there are many factors beyond proximity that'll determine whether an area will grow or stagnate.