some questions about Pittsburgh neighborhoods and relocation (Lebanon, Swissvale: real estate, house)

[The King of Um]

Okay, a few of you have mentioned Marshall-Shadeland. What are the pros and cons of that neighborhood? If brick Victorians can be bought there for reasonable prices (within my price range), and if I won't get stabbed, robbed, or otherwise become a statistic, then it's definitely an area worth considering!

[The King of Um]

Good God, why such rapid appreciation? That's horrible news for a potential buyer (me). Good news for an owner, though.

[I_Like_Spam]

Originally Posted by Hip Priest

Okay, a few of you have mentioned Marshall-Shadeland. What are the pros and cons of that neighborhood? If brick Victorians can be bought there for reasonable prices (within my price range), and if I won't get stabbed, robbed, or otherwise become a statistic, then it's definitely an area worth considering!

M-S has good bus transportation, a supermarket, the back entrance to a major city park- Riverview. And I don't know if its still down there, but there was a pretty large gay club down near the penitentiary.

[ferraris]

Originally Posted by Hip Priest

Okay, a few of you have mentioned Marshall-Shadeland. What are the pros and cons of that neighborhood? If brick Victorians can be bought there for reasonable prices (within my price range), and if I won't get stabbed, robbed, or otherwise become a statistic, then it's definitely an area worth considering!

Pros:
-3 bus routes
-Grocery store
-Older homes well within your price range
-Extremely active neighborhood group

Cons
-Resale value is pretty high risk, low reward. But at such low prices, maybe it's not a big deal to you. I looked at nice turn of the century homes in the $30's there.
-Not much in the way of businesses
-Future is uncertain. I think it will stabilize or improve, but opinions vary. In its current state, I wouldn't worry a great deal about safety, but there is enough drug and property crime that it's worth noting.
-It's a "block by block" neighborhood. It has some very nice parts and some very rundown parts.

[eschaton]

Originally Posted by Hip Priest

Okay, a few of you have mentioned Marshall-Shadeland. What are the pros and cons of that neighborhood? If brick Victorians can be bought there for reasonable prices (within my price range), and if I won't get stabbed, robbed, or otherwise become a statistic, then it's definitely an area worth considering!

Generally speaking, Pittsburgh has a fairly low predatory crime rate. Violent crime is fairly high, but it's mostly small-time drug dealers and gangbangers (and I use the latter loosely, as most are 20-year olds with delusions of grandeur) killing each other in feuds. They usually don't bother people they don't know.

In 2009, Marshall-Shadeland's Part 1 (violent) Crime Rate was the 49th highest out of 90 neighborhoods. Part 2 crime was 43 out of 90. So it's pretty average in terms of safety. Plenty of higher crime neighborhoods (including some which actually have good reputations, like South Side Flats, Bloomfield, and most of Lawrenceville), and plenty of lower crime ones.

[The King of Um]

Marshall-Shadeland, from what you're saying, is a very varied neighborhood, then, in terms of condition of housing, safety, type of housing, etc. Since it's a "block by block" neighborhood, then which are its good blocks and which are its bad ones?

[Uptown kid]

What about Bluff? I know much of the area has been demolished, but the architecture is stunning!

I've been told to stay clear of Marshall Shadeland, but I really don't know enough about the area to make a judgement call. I've seen the ad for the house you linked to on Superior Ave., and it would do. I just don't know about the area, though. I mean, I don't want to be a crime statistic.

What is Allentown like? I don't know anything about that neighborhood.

Trust me, I'd prefer to stay clear of any area that's in free-fall. Therefore, places like Sheraden are out of the question.

-The Bluff past Van Bramm Street is livable, although there's a notable amount of drug activity/prostitution. Still I definitely wouldn't call it unsafe (safer than Superior Ave, Marshall-Shadeland; most of Sheraden-east of the park; most of Allentown; & most of Mt. Oliver Boro).
-Superior Ave isn't that bad; in fact, the stretch from Ingham St-most of Woodland Ave is actually getting a little better... Now Forsythe Ave, the 2800-3195 blocks of Shadeland Ave, etc are a whole 'nother story! That area is plumiting, and very soon will be just another Northside gangland ghetto! Still even in the gang active/rough part(s) you wouldn't likely find trouble as long as you are a law abiding citizen.
-Most of Allentown is without a doubt worse than worst parts of Sheraden or Marshall-Shadeland... It's also been in decline for the longest and it shows no sign of coming back.
In comparison, Mt. Oliver Boro is slightly worse than Allentown, but currently not as bad as near by Beltzhoover & Upper Knoxville. IMO Mt. Oliver Boro is no longer in decline, as it was incline 10yrs ago, and now its worse= it has become a ghetto...

Marshall-Shadeland, from what you're saying, is a very varied neighborhood, then, in terms of condition of housing, safety, type of housing, etc. Since it's a "block by block" neighborhood, then which are its good blocks and which are its bad ones?

Check this map out to see what what's bad-rapid declind, bad-improving, slowly declining, and/or stable
https://maps.google.com/maps/ms?msid...4f113f38&msa=0

He could probably do Garfield for that price though, which has larger detached houses anyway. Lots of homosexuals too from what I gathered from First Fridays. I had one bad experience there which is why it is not on my list of neighborhoods I am shopping in, but it is pretty safe on most blocks.

Avoid Garfield from Broad Street & up!!! Right now like Homewood/Central Wilkinsburg/Central McKeesport shootings are not uncommon. It is way over hyped and is pretty much as unsafe as it has ever been in the 2000's. Fortunately it shows some (key word some) signs of getting better (but nothing major).

[eschaton]

Originally Posted by Uptown kid

-Superior Ave isn't that bad; in fact, the stretch from Ingham St-most of Woodland Ave is actually getting a little better... Now Forsythe Ave, the 2800-3195 blocks of Shadeland Ave, etc are a whole 'nother story! That area is plumiting, and very soon will be just another Northside gangland ghetto! Still even in the gang active/rough part(s) you wouldn't likely find trouble as long as you are a law abiding citizen.

It's been my impression that the nicer parts of Marshall-Shadeland are generally in the south, and the rougher portions are in the north. Which is sort of the opposite of what you'd expect, given it's proximity to blighted neighborhoods like Perry Hilltop and California-Kirkbride that you'd think caused the decline to begin with.

[The King of Um]

Originally Posted by Uptown kid

-The Bluff past Van Bramm Street is livable, although there's a notable amount of drug activity/prostitution. Still I definitely wouldn't call it unsafe (safer than Superior Ave, Marshall-Shadeland; most of Sheraden-east of the park; most of Allentown; & most of Mt. Oliver Boro).
-Superior Ave isn't that bad; in fact, the stretch from Ingham St-most of Woodland Ave is actually getting a little better... Now Forsythe Ave, the 2800-3195 blocks of Shadeland Ave, etc are a whole 'nother story! That area is plumiting, and very soon will be just another Northside gangland ghetto! Still even in the gang active/rough part(s) you wouldn't likely find trouble as long as you are a law abiding citizen.
-Most of Allentown is without a doubt worse than worst parts of Sheraden or Marshall-Shadeland... It's also been in decline for the longest and it shows no sign of coming back.
In comparison, Mt. Oliver Boro is slightly worse than Allentown, but currently not as bad as near by Beltzhoover & Upper Knoxville. IMO Mt. Oliver Boro is no longer in decline, as it was incline 10yrs ago, and now its worse= it has become a ghetto...


Check this map out to see what what's bad-rapid declind, bad-improving, slowly declining, and/or stable
https://maps.google.com/maps/ms?msid...4f113f38&msa=0

Thanks for the crime map. So tell me a little about Brighton Heights.

[Hopes]

Listen to Uptown-Kid about which areas and streets are safe. He knows what he's talking about.