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I think that may be the area I'm talking about, east of the park, just south the Providence city line, streets like Bay View or Northup off of Broad. Right now it gets a lot better past Armington or Wentworth. I'm wondering if the northern part of Edgewood is getting worse, i.e., the street at which blight starts is 'creeping' (*) to the south further down Broad.
Or were you talking some other area?
(*) I think I brought in the word "creep", and I want to be clear my intent was not to hint at ethnicity. When I say blight, I mean blight -- homes not being cared for, graffiti present, SFHs transitioning to rentals with high turnover rates, etc. I've seen neighborhoods that fit that bill that are almost all white, and great neighborhoods that are mostly non-white.
In several cities I'm familiar with, the hip new tech meccas, you would expect areas like Edgewood or East Providence to be rapidly gentrifying, while the inner ring of 1950s suburbs would be decaying, places like say Cranston/Warwick around the malls.
In Portland OR, for example, I've seen $300,000 new rowhouses put up literally next door to crumbling bungalows with gang tags and broken down cars in the yard. Or, someone keeps the bungalow and does a HGTV-level rehab inside. People will do that, because it pays off: a few years later, all of those bungalows are gone or gutted and it's a street of nothing but $600,000 homes. Meanwhile, the Brady Bunch belt of large 1960s ranches is slowly turning into Section 8 rental territory. Similar in Seattle, SFO, etc. And something similar in parts of Boston (South End, Somerville, etc)
I don't think that's the story for Providence, at least outside a very few spots.
Unfortunately, Providence doesn't currently have the economic engine to create much gentrification in the sense you describe seeing in other cities. The tide here goes in and out depending on the real estate market. As you indicate, avoid buying the nicest single family in a block of absentee owned multi-families almost anywhere. And again, you understand there is more value in the historic areas closer to Providence than the farther out tract suburbs developed in the 50's thru 70's. However, don't discount architect designed, custom built mid-century houses (anywhere) built during the same period. These are the hottest jewels in today market!
However, don't discount architect designed, custom built mid-century houses (anywhere) built during the same period. These are the hottest jewels in today market!
Garden City in Cranston seems to have a trove of these.
Garden City in Cranston seems to have a trove of these.
Right. While Garden City has it's share of standard tract ranch houses, there are a few architect designed mid-centuries, sprinkled in, particularly along Reservoir Av.. These large ones on Reservoir were built and lived in by the plat's developer.
Garden City in Cranston seems to have a trove of these.
Dean Estates in Cranston, is a lovely non-cookie-cutter neighborhood. Well kept, a nice mix of architectural designed homes, very nice family neighborhood. Contemporary, traditional, and many brick and/or partial brick homes. There is not a big turnover in property sales in there, mostly normal attrition or job relocations and Dean Estates has stood the test of time in popularity. Well located between Reservoir Av. and Oaklawn Av.
That is the area I would suggest to the OP for solid values in the Cranston / Warwick area in both price range and amenities.
I think that may be the area I'm talking about, east of the park, just south the Providence city line, streets like Bay View or Northup off of Broad. Right now it gets a lot better past Armington or Wentworth. I'm wondering if the northern part of Edgewood is getting worse, i.e., the street at which blight starts is 'creeping' (*) to the south further down Broad.
Or were you talking some other area?
(*) I think I brought in the word "creep", and I want to be clear my intent was not to hint at ethnicity. When I say blight, I mean blight -- homes not being cared for, graffiti present, SFHs transitioning to rentals with high turnover rates, etc. I've seen neighborhoods that fit that bill that are almost all white, and great neighborhoods that are mostly non-white.
In several cities I'm familiar with, the hip new tech meccas, you would expect areas like Edgewood or East Providence to be rapidly gentrifying, while the inner ring of 1950s suburbs would be decaying, places like say Cranston/Warwick around the malls.
In Portland OR, for example, I've seen $300,000 new rowhouses put up literally next door to crumbling bungalows with gang tags and broken down cars in the yard. Or, someone keeps the bungalow and does a HGTV-level rehab inside. People will do that, because it pays off: a few years later, all of those bungalows are gone or gutted and it's a street of nothing but $600,000 homes. Meanwhile, the Brady Bunch belt of large 1960s ranches is slowly turning into Section 8 rental territory. Similar in Seattle, SFO, etc. And something similar in parts of Boston (South End, Somerville, etc)
I don't think that's the story for Providence, at least outside a very few spots.
All I can say is that neighborhood (the bad area I speak of) is noticeably worse compared to 10-15 years ago. Don't know how that is or WILL affect the nicer streets in Edgewood, but it's not a risk I would take IMHO. I am also not a realtor and I don't prefer urban areas.
Of course race and ethnicity have nothing to do with it. As a newbie here, you will find that some have to insert that into everything they don't agree with (in order to ostracize the poster with conflicting views).
As far as the "inner suburbs" in RI. Well, most of them haven't really been "ghettofied" yet; but they have been on a slow slide if you know what I mean. They just aren't as nice as they were, and with the current state of things are unlikely to get better.
Like QuilterChick suggested, for you I might look into Pawtuxet Village.
Dean Estates in Cranston, is a lovely non-cookie-cutter neighborhood. Well kept, a nice mix of architectural designed homes, very nice family neighborhood. Contemporary, traditional, and many brick and/or partial brick homes. There is not a big turnover in property sales in there, mostly normal attrition or job relocations and Dean Estates has stood the test of time in popularity. Well located between Reservoir Av. and Oaklawn Av.
That is the area I would suggest to the OP for solid values in the Cranston / Warwick area in both price range and amenities.
While Dean Estates is a solid neighborhood, the OP seems to be looking for a more sophisticated environment closer to the City.
Dean Estate has always been one of the more desirable neighborhoods in the entire state. Solid well built homes by the best contractors in the state at the time. Many physicians, attorneys, and professionals originally built in there, the homes are lovely and hold their value. As a matter of fact, when many follks retired and downsized, they stayed in the same general neighborhood in the high end apartments and condos nearby.
Far superior to any Edgewood neighborhood, and consistently sought after.
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