Migration  5.

As prices there go up, people who can no longer afford to live there migrate outward in something like concentric circles.That's why prices here on the South Shore have been rising so quickly and steadily. 

@Ana Coello Account Closed The one at Denizens is migrating dates and locations starting in January FYI. 

The area is one of the better neighborhoods in the city of Bakersfield where migration is happening

there can be overfills and spills that migrate into the soil and groundwater beyond the USTgrave.

From environmental standpoint, u may want to collect groundwater samples along boundary of the property with the gas statiob to see if it has impacted groundwater as well as soil gas samples to see if there is potential for vapor intrusion.if groundwater not used, then principal environmental risk would be vapor intrusion which can be effectively managed with radon system and vapor barrier.Note that if the gas station is downgradient from your property (gwvflows towards gas station), vapor intrusion can still be a problem since vapors can migrate thru sewers, utilities and any conduits.

Here is a list of a few that I find to be of most value:Population TotalHome ValuesHousehold IncomesPoverty RatePopulation AgeRental Vacancy Rate*Homeowner Vacancy Rate*Educational Attainment Rate (High School/GED & Bachelors)Number of Housing UnitRent to Income Ratio*Rent to Price Ratio*Population on SNAPS (supplemental nutrition assistance program) percentageProperty Tax Rate*Median Age of BuildingsNumber of Structures by Units (SFR, Duplex, Triplex, Quadplex, etc...)Median Rents by Number of BedroomsPopulation Change (Births, Deaths, In-Migrations, Immigrants)*note that some of the metrics are composites that are computed by comparing two or more variables from the ACSA number of the variables above can also be broken up into cohorts, which will give you even more insight into how an area is doing.

There is too much immigration and migration to Toronto and the GTA.

At the end of the day 7-9% annual rent increase is actually pretty reasonable in my opinion, especially compared to regions of the country with net out-migration where rents are flat or going down, and expenses like property taxes are going up to fill the tax coffers that are seeing less money coming in as people, businesses and jobs leave.

I would be more concerned with job growth and net migration in the area.