The best long-term appreciation is likely going to be seen at the core as density is increasing pretty rapidly with the demolition of Cabrini Green, the high school being built in River North, rapid commercialization and the new TOD zones on the west side.

Hi all,I have 3 units in a house in Grand Rapids, MI.

I'd caution about rapid growth.

We are in a rapidly appreciating market in Chicago, and sold comps from even six months ago are no longer that helpful in pricing out a property!

There is a lot happening right now for job growth and construction, and a rapidly growing demand for housing between 40 down to just south of 44 in particular.  

However I thought I would look deeper so I looked up the appreciation of Cedar Rapids on NeighborhhodScout.  

What you might save in insurance, you could end up paying in higher property taxes.The reality is all the big cities in Texas are experiencing rapid growth and ever increasing property values.

I look for $500+/month cash flow in an area that will appreciate rapidly (typically central city, in and around historic districts).  

Austin certainly is growing east rapidly and I think this will be a long term trend. 

. :-)  I was scanning a bit on this thread and I guess I just missed it.