Low electric costs and low epa costs.  

The current loan balance is $235k with a 5.12% interest rate.

@Ashni Modi,I'm not sure if now is the best time in Phoenix. 11 years ago, I purchased SFR for $110K in Phoenix metro, which is currently worth about $380K, so I think that the market is at the top now and will correct.

Losing the low property tax.

What terms do you have on your current rental property? 

For example, the unemployment rate, relatively low, is 6.5% versus MA's 3.5%It's been a long time since I was more familiar with Springfield, so I'm not sure about the impact of the casino.In general, similar to other working class cities like Fitchburg, in Springfield I'd imagine you'd fine the following conditions:- Attractive Cap rates- Medium vacancy- You're paying a realtor or property management company to find tenants (in higher end cities the tenants pay the realtor fee)- Section 8 tenants -- could be a negative or positive, depending on your view.

I would move on to another applicant especially if you have other people currently interested in the property.

Conventional should be a bit easier to finance with a low (sub $100k) loan amount. 

That's one heck of a drive and I'm currently in the military with two little kids.

The answer is that even if you had a formula it doesn’t work if you move 5 miles from the current site.