It's a safe town to live in.Bellingham can also be good - historically it's been a  bit troublesome but in the last decade has continued to improve - I would definitely consider that - stay on the northern half to keep the drive to Needham manageable and it's the better side, IMO.Norfolk is a good one also.

I understand I will need to price in the costs and I can call the appropriate companies to get the historic average.

Generally speaking historical returns when reported are accurate as they are historical.  

Historically All my flips have sold quickly and at the top of the market price.I do take into account the max sold price on the comps when calculating my ARV and typically I run my ARV as 80% of the max sale per square foot, making adjustments (normally down) if necessary based on neighborhood and if my flip is way over the average in square footage and this would push the total sale price way out of bounds.

I would check historical data to see how often it has been flooded in the past.

My little town of Sisters has historically been more expensive the Bend but since there have been so many out of state investors in Bend, Bend has been more expensive over the last three years.  

However we have extreme cap rate compression which puts future values at risk as interest rates and cap rates return to historical norms.Cap rate do not take into account CapEx.

This is in an historic neighborhood in Atlanta. 

There are many visitors who prefer the Historic District and the walking attractions of downtown.  

Both in future forecasts, as well as historical financial reporting.