Agents charge more to manage properties around the feral areas. 11% from memory.
High rates of turn over which means you're higher rent isn't really higher as there are a lot of associated fees.
I went there and ran the numbers after hearing Mr Birchs grand stories of phenomenal returns on a property there that nobody else wanted to buy (touting 20% returns from memory) and realised it was a waste of time in that part of town. Smoke and mirrors.
There are nicer, more stable areas in Tamworth which warrant more attention.
I really like Tamworth, there is a lot of wealth there, prefer it much more than Wagga Wagga.