Hyde Park // South Central - am I crazy? (Torrance, Inglewood: 2015, to rent)

[ima30something]

The wife and I have owned our condo in Santa Monica for the past few years. Since we purchased in early 2015, our property values have dramatically increased, as the Expo Line, Starbucks and Whole Foods 365 have opened and became within walking distance.

The downside, is that our place is only 740sq. ft. Since our condo is so small (and we are looking at starting a family soon) we've been checking out homes the past few weeks. The only places that we can buy within our budget ($500k - $750k) are South Central. We are currently looking in Jefferson Park, West Adams, Leirment Park, Hyde Park, and Inglewood.

We found a home in Hyde Park we really liked, near Slauson and Crenshaw. However, I have a hard time justifying leaving our condo in Santa Monica for a $650k house in a the 17th most dangerous zip code in LA.

What is everyone's take on South Central? Is it in process of gentrifying or are we still a long way off? As a mid 30s, white couple who wants to have kids in the next year or two, will this area be safe for us to raise a family?

[ryanms3030]

Where would you send your kids to school? How comfortable would you be going for a walk around the neighborhood with the baby in a stroller? No thanks

[jm1982]

OP, have you considered any of the valley neighborhoods. There are many neighborhoods in the valley that are relatively safe where you could find homes for $650k-750k. Granada Hills, Northridge, Woodland Hills, West Hills, even some homes in Tarzana and Burbank too..although you'll probably be looking at small homes. Burbank is very nice and family friendly , since it's it's own city they have better services..

I know there is a lot of hype right now about South L.A....but I don't see it there yet.

Another thing is there seems to be some that are pretty open about not being too happy about whites moving in there. I wouldn't want to spend $650,000 or probably any amount in a neighborhood like that.
Here is one article
'Black Beverly Hills' debates historic status vs. white gentrification - LA Times

Here is a similar type of thing in Leimart Park
Selfie of white joggers in African American neighborhood sets off debate, and quest for understanding - LA Times

You said the neighborhood you are looking at is the 17th most dangerous zip in L.A..I wouldn't expect that to change to quick.

I just see better options. Gentrification happens pretty slow in L.A , due to rent control and some other factors.

It could be you move there and end up loving it maybe, but I see less risk in the valley neighborhoods I mentioned.

[majoun]

Originally Posted by jm1982

OP, have you considered any of the valley neighborhoods. There are many neighborhoods in the valley that are relatively safe where you could find homes for $650k-750k. Granada Hills, Northridge, Woodland Hills, West Hills, even some homes in Tarzana and Burbank too..although you'll probably be looking at small homes. Burbank is very nice and family friendly , since it's it's own city they have better services..

I know there is a lot of hype right now about South L.A....but I don't see it there yet.

Another thing is there seems to be some that are pretty open about not being too happy about whites moving in there. I wouldn't want to spend $650,000 or probably any amount in a neighborhood like that.
Here is one article
'Black Beverly Hills' debates historic status vs. white gentrification - LA Times

Here is a similar type of thing in Leimart Park
Selfie of white joggers in African American neighborhood sets off debate, and quest for understanding - LA Times

You said the neighborhood you are looking at is the 17th most dangerous zip in L.A..I wouldn't expect that to change to quick.

I just see better options. Gentrification happens pretty slow in L.A , due to rent control and some other factors.

It could be you move there and end up loving it maybe, but I see less risk in the valley neighborhoods I mentioned.

Those valley neighborhoods are a lot better, Burbank especially.

Torrance also, even North Torrance (the only area to avoid is the far eastern part of Torrance that is zoned for LAUSD)

[ima30something]

Originally Posted by jm1982

OP, have you considered any of the valley neighborhoods. There are many neighborhoods in the valley that are relatively safe where you could find homes for $650k-750k. Granada Hills, Northridge, Woodland Hills, West Hills, even some homes in Tarzana and Burbank too..although you'll probably be looking at small homes. Burbank is very nice and family friendly , since it's it's own city they have better services..

I know there is a lot of hype right now about South L.A....but I don't see it there yet.

Another thing is there seems to be some that are pretty open about not being too happy about whites moving in there. I wouldn't want to spend $650,000 or probably any amount in a neighborhood like that.
Here is one article
'Black Beverly Hills' debates historic status vs. white gentrification - LA Times

Here is a similar type of thing in Leimart Park
Selfie of white joggers in African American neighborhood sets off debate, and quest for understanding - LA Times

You said the neighborhood you are looking at is the 17th most dangerous zip in L.A..I wouldn't expect that to change to quick.

I just see better options. Gentrification happens pretty slow in L.A , due to rent control and some other factors.

It could be you move there and end up loving it maybe, but I see less risk in the valley neighborhoods I mentioned.

Thanks for the informative reply. Unfortunately, while I'm open to the Valley; my SO is not. She works in Culver City and I think we'd rather rough it out in a condo for another few years than make her commute an hour each way in traffic. I work from home, so I'd be open to moving anywhere.

[ryanms3030]

Originally Posted by ima30something

Thanks for the informative reply. Unfortunately, while I'm open to the Valley; my SO is not. She works in Culver City and I think we'd rather rough it out in a condo for another few years than make her commute an hour each way in traffic. I work from home, so I'd be open to moving anywhere.

I had my first kid a couple of years ago and was in a similar situation where I could buy a house in a decent neighborhood in the valley in a poor school district or a condo in a place with excellent public schools. I chose the condo and haven't looked back. My condo has also appreciated more in a year then the houses I looked at. If you live in an excellent school district then the majority of families with kids that are your neighbors are going to be good people. You will be living around people who decided to pay a premium for their home so that their kids can go to a good school which means they are generally invested in their kids and family. Beyond school these are the families you'll meet at the park and other kids activities and there is a good chance the kids your kid becomes friends with will be decent kids from decent families. If you live in the ghetto your kid is going to become friends with ghetto kids with ghetto parents if they even have parents. There are enough bad influences in the world for kids that I wouldn't want to set my kid up to have them everywhere they look outside in their neighborhood.

[GSR13]

Don't fall for this AGAIN, guys...

OP isn't even 20

[GSR13]

Originally Posted by ima30something

The wife and I have owned our condo in Santa Monica for the past few years. Since we purchased in early 2015, our property values have dramatically increased, as the Expo Line, Starbucks and Whole Foods 365 have opened and became within walking distance.

The downside, is that our place is only 740sq. ft. Since our condo is so small (and we are looking at starting a family soon) we've been checking out homes the past few weeks. The only places that we can buy within our budget ($500k - $750k) are South Central. We are currently looking in Jefferson Park, West Adams, Leirment Park, Hyde Park, and Inglewood.

We found a home in Hyde Park we really liked, near Slauson and Crenshaw. However, I have a hard time justifying leaving our condo in Santa Monica for a $650k house in a the 17th most dangerous zip code in LA.

What is everyone's take on South Central? Is it in process of gentrifying or are we still a long way off? As a mid 30s, white couple who wants to have kids in the next year or two, will this area be safe for us to raise a family?

Why not open a dental practice there?

[ima30something]

Originally Posted by GSR13

Don't fall for this AGAIN, guys...

OP isn't even 20

Huh? I'm 35

[Taiko]

As far back as the 70's when it was nearly 100% black half of the kids never saw the local LAUSD schools. With the white return light skin no longer turns heads at the Baldwin Hills Mall or the Albertsons or Ralphs and Fox Hills/Culver City is right down the street. As with much of South Central one block can be perfectly fine but then a gangster might move next door. Generally west of Crenshaw safety and price rises with that gentle sloop