Taxes are calculated at sale prices and I believe much of these areas have had little to no re evaluation in years (I've experienced this myself on properties with rehabs that I've added double the size).  2) County vs "in town". 

Quote from @Tayvion Payton: Hey everyone,I'm evaluating a multi-family deal and could really use your insight.

That's it for me when I evaluate a program.

I’m drawn to the endless opportunities the Texas market offers and am committed to building my knowledge and skills to make smart, strategic investments.Right now, I’m focused on understanding the basics—everything from evaluating properties and navigating financing to learning about the unique aspects of the Texas real estate market.

When evaluating potential properties, consider three exit strategies: if you can sell quickly for a profit, hold it as a rental, or take a loss.

Rehab costs and ARV (After Repair Value) are key parts of evaluating deals, so it’s great that you’re diving into these concepts early.For rehab costs, creating a rough estimate starts with understanding the scope of work and local pricing for materials and labor. 

That seems like a way too low evaluation.

I try to evaluate a unique property 2-3 different ways, then make a highly educated guess based on my knowledge of the market.

When considering the city option, it's essential to look beyond real estate and also evaluate how it can enhance your personal life.I would be delighted to discuss the Kansas City market.

First, it fast-tracks your learning as an investor - you are forced to develop better time management skills, build your network of reliable contractors/ handymen, etc..Second, when you are ready to transition to a property manager, you are well equipped to evaluate and hire the right company.3.