Crime, Shootings, Assaults, Assessing neighborhoods

[Karen M.]

Hi Everyone,

I want to ask how you evaluate neighborhoods based on crime data.  I live in a suburb of Milwaukee, where mostly nothing ever happens.    I am researching Milwaukee city and inner ring suburb neighborhoods and, logically, some of the lower priced homes are in areas with frequent shootings and assaults.

For investors in lower-price properties, how do you balance your property value and what you want to own vs. the neighborhoods?   For example,  if a site like spot crime notes 3 shootings in the area of a home, but they are 4 to 6 blocks away, does that give you a pause, or are you OK with that?  

I have heard the rationale that if the shootings are at midnight or early in the morning, maybe it doesn't matter so much but….  I am not sure what I think of  that yet. 

Do you "count the crimes"?   How exactly do you review crime data and how does it influence your property selections?

If you are comparing one area of town with shootings with another area of town with shootings, what would you look for to make those comparisons?  

Also, do you do any beefing up of locks and doors and things for your tenants to make your area feel safer?   

Thanks!

[Ed Riggenbach]

I have never used crime date to evaluate a property or the neighborhood.  Milwaukee is so block by block that I don't think data from a website can give you the information you need to decide.  If tenants are questioning a neighborhood, I always recommend them to drive around at different times of the day and see what they think for themselves.  As an investor it is also good to drive by and walk the neighborhood at different times of day so you can get a feel for it.  I look for the follow when I decide on an area. How many people seem to be just hanging out?  How many lawns aren't cut?  What condition are the other properties in?  What condition are the cars in?  If I don't feel comfortable going to a property, I won't buy it for myself or manage it for someone else.  

I've worked with some out of state investors and its hard to describe but there are some great pockets in the city that crime data would tell you to run from.  Get out and drive around is my advice.