First consideration would be whether it's in a historic district.

Most homes in that range will be in bad school districts, that isn't necessarily a problem, you just need to be aware of it. 

This will not fly before any district magisterial judge in this county, of any political persuasion.

Comps can change from one side of the street to the other as school districts, crime stats and other factors can greatly affect property and perceived values.

A lot of properties have unique architecture, due to a lot of spot building done over the years.Geographic market areas in the New York City metropolitan area are extremely specific, and there are a lot of factors that can affect the value, like school district. 

I mainly invest in the 36603, 04, 05 zip codes.The market is going up, OGD (Oakleigh Garden District) has experienced a bunch of flips recently and pushed property values up considerably.

Should I rely on school district ratings to determine the neighborhoods?

Thanks for your replies,The property is in Federal Way and their ADU regulation states "The Lakehaven Water & Sewer District (or Tacoma Water) may require a separate water meter for attached and detached ADUs".Unclear if that is a requirement for the city of Federal Way?

For example if you look at University District in Detroit...... houses in this pocket are selling for $250K+ dependent on product/location.

Mainly for the outstanding school districts.