Underdeveloped areas in PG (Capitol Heights: live, shops, clubs)

[justtitans]

I just ran across an interesting article in the Post talking about Capitol Heights and how it's going to benefit from DC building a Walmart right at the county/city line. What was interesting was people were talking about how they have waited for decades for Capitol Heights to become the next big thing.

In Capitol Heights, little change in spite of ‘a whole lot of planning’ around Metro - The Washington Post

There are a few things that come to mind here when thinking about why this area hasn't reach that point:

1. Too much crime. Businesses are not going to come to a place where they believe their employees will be in danger but most importantly, that can possible cut into their profit.
2. Poor planning. I keep hearing people talking about they want nice shops and things around that area, well, why are there so many strip clubs and liquor stores around there? What is the vision? If you want this area to thrive, then perhaps more thought should go into what type of businesses they are placing in the town.
3. Lack of Demand. You aren't going to get nice things unless you have the demographics to support it. Since Capitol Heights is much poorer than other parts of the county, what are the odds that it will get nicer things than the rest? There has to be a drastic change to the community before you can start demanding more.

Thoughts? And can you think of some other parts of PG, that have the potential but simply cannot live up to the bill of getting re-developed?