Look for
a) a nice established area, fully developed and mature, yet close to shopping, parks & transportation, with no growth - but desirable to live in as is, or
b) an "area in transition" i.e. and area that might still be rough today, but with in-migration and positive development in the area: new transportation options, new stuff being built and old stuff demolished, new coffee shops, new banks, new retail stores, new parks, new street lights ...