Good point Brian Mathews I'm actually looking in the McAllen area not sure if your familiar with that area but it's a more of an "attraction" than Edinburg more population for sure, but as far as Edinburg goes believe it or not it has expanded a lot more we actually have 4 high schools now in the Edinburg district, so I guess you can say it's doing good over here.

Something like a good number for transactions per month for a given population?

@Ivan Ramos, yes the west side is older and more densely populated.

They can't build fast enough to keep up with the population expanding so rapidly.  

Building one can still be a good investment, but the up front cost is substantial comparatively.I hope you know a lot about private utilities because you're likely going to have to put those in to build one as Thomas S. mentioned the city won't let you build one in city limits unless they're a very poor muni with population issues. 

I think if you know you have a new property, in a great market w/jobs/population growing about averages and projected to remain that way, that you should take a look at it.  

Is this population increase since 2004? 

Bakersfield and Fresno have particularly high cap rates because they are semi-big cities with growing economies/populations with high rents, yet purchasing real estate in these areas is still very affordable compared to every other medium-large city in California.  

Its very saturated with people and highly concentrated populated area.Nassau County, I don't know about it.How do I research the market?

In the El Paso area are population is increasing however it is due to births and immigration, migration out of the city is very high for high wage jobs.I am considering investing in this area beyond my primary home and these graphs are alarming, on one hand it spells opportunity for a lower price but other hand not much opportunity for investing if this continues.How should I view this situation?