Industrial areas don't tend to be where people live and don't really drive migration.

I am seeing people migrate here from all over.  

This affordability has contributed to Durham's appeal for residents and businesses alike.Migration:Durham experienced significant domestic and international migration during the 2010-2020 period.

Consider macro tailwinds (new jobs, migration trends, supply/demand etc.) along with important factors such as price to rent ratios along with landlord friendliness, property taxes, etc. 

But after 8 years of high single digit appreciation and currently high interest rates this is no longer reality.I used to buy project houses in good areas and then BRRRR them, but have migrated to buying turn key (they still need some work usually to bring them to our standard).

So when developers started building in O4W, it was natural for people to migrate across the invisible borders and O4W became just another part of that class A cluster.There are already huge redevelopments planned on the south/southwest Beltline.

The military is growing and migrating west bringing more jobs, New Bio Tech hub is being built in Downtown, Apple buying in Rancho Bernardo, the Chula Vista bay front Development, Amazon HQ, etc.

Memphis is quite different from both of these according to the posts I've seen.Phoenix is having a surge of "in-migration" of people from California, Seattle, and Denver. 

You can use census or USPS data to track migration. 

Migration to the area and the population boom in the valley hasn't stopped and there is no indication it will any time soon.