New Britain, Connecticut are the deals gone?

[William Collins]

Here we go with a fun challenge- I think New Britain has appreciated so much that duplexes that are not owner-occupied are just not worth it. This town, which is made of mostly rental properties has grown so much in appreciation (imagine saying that 10 years ago) that the cash on cash return is just not there.  Combine the rents (which are decent) with high: taxes, water/sewer, and a 40% insurance premium- that I do not like the town for anything other than really good 3 families and up. 

What are you thoughts?