The flood maps are notoriously bad with very little predictability of what areas are high risk.  

These calculations only predict what the property is likely to do today; it tells you nothing about how the property is likely to perform in the future.

As a syndicator and fund manager, I find that our investors enjoy getting predictable returns each month or quarter.

This is why you are seeing the huge spike in resale home prices, which I predict will continue through the spring and possibly the summer as well. 

@Marcia Maynard I did a search prior to my initial post, which revealed many of the predictable "Section 8: Good or bad?"

That’s definitely one of the areas of concern - it’s really difficult to understand which blocks are the right ones to invest in vs those which aren’t.Are there areas outside of Newark that you have invested that are more predictable in your mind?

MetLife Investment Management reports that institutions controlled 5% of the 14 million single-family rentals in the US in 2022, and could own more than 40% by 2030.While some may see institutional investors buying pre-developed build-to-rent housing or building their own as providing much-needed legitimacy to an emerging market, small and midsize property managers are concerned by their predicted takeover.

@Luka Milicevic the only thing that bothers me is that we are predicting "near" future based on past experience.

(These are state averages, individual cities may impose additional taxes.)To show the impact of taxes and insurance, I compared costs for a $400,000 property in the three states.To maximize profitability, consider a location with lower operating costs.Return Calculation LimitationsReturn calculations only predict how a property is likely to perform under ideal conditions on the first day.

Our biggest value add is predicting human behavior -and I don't mean whether tenants will pay rent.