How safe is the western portion of Bucktown? (safe area, assess)

[Avengerfire]

I think way more caution needs to be exercised near Armitage and Western(and up Milwaukee up all the way to Jefferson Park for that matter) than just about any intersection in Lake View. Sober or Drunk-Day or Night.

[Drover]

Originally Posted by Humboldt1

I would walk milwaukee at any hour of the day, any day in the year as long as I am sober. After a few drinks I might exercise more caution and just take a cab, but this is true even in gentrified areas such as Lakeview.

With all due respect, I think maybe your living in Humboldt Park has numbed you to potential dangers in other parts of town simply because they are not quite as dangerous as the neighborhood you live in now. Particularly northwest of Armitage and Western, Milwaukee Avenue is almost devoid of "nightlife" foot traffic much past 11pm, and what crimes that do happen in Bucktown and southern Logan Square are highly concentrated along Milwaukee Avenue. And it's not just petty stuff either. You're in charge of your own comfort zone, but I would not so cavalierly dismiss the problems of Milwaukee Avenue, especially on a thread started by someone looking to move to the area. They deserve to know that it's not a rosy situation 24/7. It's not necessary to live in fear of the corridor, but basic precautions are in order, including not walking along it after hours.

[dragoro]

Drover we have our arguements. But ya are great for this board.

[Drover]

Originally Posted by dragoro

Drover we have our arguements. But ya are great for this board.

Only one that I recall.

[Humboldt1]

Drover,

Perhaps I should exercise more caution. Usually, I just drive to wherever I am going. I seldom take public transit outside of metra. I have taken the L and the milwaukee bus and not been impressed. The L might make more sense as I move closer to downtown but from irving park it takes forever. With regards to the bus, it is faster to bike and the buses are always doubled up from what I have seen.

People looking to move into the milwaukee corridor should definitely keep their eyes open and use common sense and have basic things such as a cell phone to call the cops if necessary.

I also do not make a habit of walking in areas where there are not other people. That is just dumb, regardless of how gentrified the area is. In Humboldt Park, I stay on north avenue east of pulaski and have been harrassed only once (at rockwell). It was some gangerro trying to impress his girlfriend.

[Lookout Kid]

Like I said once before, that stretch of Milwaukee from Armitage to the Logan Square Monument can get pretty hairy after dark. A few weeks ago I was driving along that stretch of Milwaukee at about 1:00 a.m. and saw at least five arrests in progress on that stretch alone! And we're talking guns drawn hands on the hood types of arrests.

I think eastern Logan Square and Humboldt Park are good places to be urban pioneers, but you can't expect everything to be rosy. However, I can say with confidence that the area near the Western Blue Line stop just south of Armitage and Milwaukee is a pretty nice little pocket, and has GREATLY improved since the late 90s. I used to feel like I was taking my life into my hands walking there from Bucktown hotspots late at night ten years ago, but now I would say it's just a slight bit worse than Bucktown itself--and it's not like things go from night to day just by crossing Western. I don't see much difference between western Bucktown and eastern Logan Square in THIS PARTICULAR AREA ONLY. Go north or south, and the difference is more pronounced. The Western Blue Line is absolutely the reason for this, since it has attracted a high density of condo building in that area.

[Humboldt1]

Lookout Kid,

I like that stretch around the blue line at Armitage and Western as well. I am looking at 2-4 unit buildings to buy around there as well as at near the blue line at Fullerton and California. I would prefer Armitage and Western, but it is a little more pricey (500-600 vs. 400-500). East of Western would be even better at Armitage but we might be talking 700-800 for a 2-4 flat brick like I am looking at. With this market, though, perhaps a bank foreclosure will come on the market in that area for 400 that sold a couple of years ago for 700-800M. Time will tell.

Good luck to Avengerfire in your search as well. I am sure in a few more months it will be looking even better for buying. Phl Gd, you will do fine as well, provided you are willing to wait it out and also there is a lot of upside in your area. I just bought too far west. I won't make that same mistake again but will keep the building as it does cashflow.

[Phl_Gd]

Originally Posted by Humboldt1

Good luck to Avengerfire in your search as well. I am sure in a few more months it will be looking even better for buying. Phl Gd, you will do fine as well, provided you are willing to wait it out and also there is a lot of upside in your area. I just bought too far west. I won't make that same mistake again but will keep the building as it does cashflow.

Thanks Humboldt1. I certainly can attest to the relatively good upside where we chose to take the 'calculated risk'. Last fall (Yes, market was in slump), we (and other neighbors) sold our newer condos after owning for just 2 years at (on average) 41% percent over purchase price. Now in a Single Family and in an even slower market, we know we are going to be patient and the fact that my wife loves the neighborhood, we are camping out for a while. Walking to Leticia's on Division for coffee or walking home after partying on Damen avenue makes our "West of Western" enjoyable

In the end to the buyers, it depends what you are looking for. If you are looking to camp out for 5 years and make some $$$ while being cognizant about safety, a little homework will lead you to several pockets of neighborhoods that balance potential and in the process of shedding negative stigma. This is how you reap a profit in ANY market. If you are looking to rent or live for 2 years in the middle of it all, then by no means pioneer...your time is short...go EAST.

Humboldt1, I think you were going to be fine if we did not have the market mess. I still believe that if you are patient, you will still realize a lot from your investment. Also, with the buildings you were considering East of the park, there is a ton of promise there. Good Luck

[Humboldt1]

Phl Gd,

Perhaps I look too much into the blue lights. You always have them around clemente, which I think would make a great condo. building once the DINKs make further progress in that area. I still don't like the blue lights and would not buy on a block with them.

Regarding bickerdike and hhdc mini projects I don't know how to get rid of them. HHDC doesn't seem as bad as many of their developments are owner occupied condos. Bickerdike's developments just keep project folk in the neighborhood complete with no loitering signs. Without bickerdike, the area would be even more gentrified. This is why buildings for sale next to bickerdike buildings always sell for less.

I would oppose bickerdike building anything on my block but have had postitve experiences with the HHDC neighbors with their nice, subsidized condos.

[Phl_Gd]

You are correct to be concerned about the connotation of the blue lights. I don't care how many there are, someone coming to buy sees a flashing light police camera and automatically think = high crime. With the two we have in the North, Division, Western, and California block. We had them switch the one that had to be outside the school on Washtenaw and Hirsch to the smaller more mobile type which is less conspicuous. Which leaves only one which is really crime deterrent. With that one we had them move it from Campbell and Hirsch to Potomac and Washtenaw which before the lights, was more problematic (Bickerdike cluster).