Thanks for all your input everyone.Yes - this all makes sense.I read an article announcing the new facility and in the comments section, most people were concerned about the increase in traffic.

The current total monthly rents are $2950 which is low for the area and can be increased to $3200-3400. 

I think the main question I have for you to figure out is this: What would you need to do to increase your rents above your estimated $3,000? 

If it’s rent ready don’t go looking for extra expenses, unless you want to increase rent range.  

I look primarily at COC (20% min) and opportunity to increase profit (add homes, submeter water, etc). 

Depending on how you can increase the value.This whole forum is filled with threads on the headaches of inheriting tenants that are underpaying and then trying to move them to a more profitable number.

Single-family home sales rose 9.1 percent year-over-year, with 8,108 units sold;Days on Market (DOM) for single-family homes remained unchanged at 48 days;Total property sales increased 8.5 percent, with 9,559 units sold;Total dollar volume jumped 11.4 percent to nearly $2.8 billion;The single-family home median price rose 5.9 percent to $243,500, reaching a July high;The single-family home average price also achieved a July record, rising 2.4 percent to $305,910;Single-family homes months of inventory was at a 4.2-months supply, down fractionally from 4.3 months last July, but nonetheless at the highest level since August 2017;Townhome/condominium sales rose 6.1 percent, with the average price up 6.9 percent to $215,110 and the median price up 9.3 percent to $165,000;Leases of single-family homes fell 1.9 percent with the average rent up 5.6 percent to $1,916;Volume of townhome/condominium leases dropped 6.6 percent with the average rent up 7.7 percent to $1,666.https://www.har.com/content/mls/?

The reason for starting a buisness would be for more possibility of an income increase. 

Well, yeah -- increasing profit will do that  :)So yeah, this isn't going to impact people because it's not heavily used.

Athens is home to University of Georgia and the university always has housing shortage each year due to the increase of incoming freshmen each year.