The Next “Hot” Neighborhood (Chicago, Skokie: real estate market, rental, crime)

[fusillirob1983]

Originally Posted by Kmanshouse

To further answer the question----the next yuppie, hipster, wealthier enclave (which I will avoid like the plague), will probably be areas near Wicker/Logan. I think that's why people pick NE Humboldt Park, as it's literally in between Wicker and Logan on the diagonal. I could also see Ukrainian/East Village taking that next step from medium/high, to very hot - that area would connect Wicker Park to West Town, which bleeds south into West Loop. Might as well fill in that whole area.

The one barrier to UV/EV and West Town is that it's not right along a train line. Wicker and Logan have that huge advantage with the Blue Line going right through them.

Someone mentioned Avondale, and that area feels a little too spread out to me. Also, no train.

Little Italy could become a massive hot spot at some point.

Other than that....the rest just seem too "far". People complain about a commute more than 30 minutes and that removes a lot of areas from getting super popular.

A few years back, around 2016 Ukrainian Village had one of the hottest neighborhoods in the country. It hasn't been talked about as trendy as Logan.
https://www.dnainfo.com/chicago/2016...a-2016-report/

I agree with you about Avondale somewhat. The residential areas are basically split in two. The portion closer to downtown has no train access but has had trendy restaurants and such going on a decade now, with Kuma's, Honey Butter Fried Chicken and Revolution's tap room, etc. The portion of Avondale west of the highway is closer to both the Belmont and Addison Blue Line stops but hasn't had much in terms of destinations. The two sections are split by the expressway and a large area of industrial property.

There are two pretty suburban-looking retail properties though, with the Target at Addison and Sacramento and the Jewel-Osco at Elston and Kedzie, which makes the look of the neighborhood different than Logan. Who knows. Maybe in a number of years it becomes the go-to SFH neighborhood of younger Millennials or Gen Z that want to stay closer in the city and get priced out of neighborhoods south and east or prefer a house to a condo.

[BRU67]

Originally Posted by dlong1991

East Garfield Park isn't going to happen any time soon. People were betting on that in the 2000's and it still hasn't happened. Hipsters and business owners don't feel welcome in that neighborhood. Developers haven't built on the empty lots, giving the neighborhood a barren feeling. It is in a great location, with green line, blue line, and I-290 access into downtown. So the speculation makes sense. But the reality is, its a crime ridden open air drug market and the people who live there are not friendly to outsiders.

Master Jay and I just had a discussion on this in another thread. EGP was over 91% African-American as of 2015, per census data. I do know that young investors have been eagerly buying over there since then and properties are surprisingly expensive now. So I'm not sure if there is now more diversity or if these purchases are being made by speculators waiting for it to "pop" (i.e. gentrify and push the poor people out so they can make a lot of money).

But for that to happen, yuppified hipsters (or whatever the OP is calling them) have to actually move to the area, not just pay $280,000 for a two-flat, put in some granite counter tops, and stick it on Zillow so they can get almost enough rent to cover the mortgage, property taxes and insurance until the big pay day. They'll have to actually physically move their as-es in there.

Will that occur? Well, census data showing 4.25% white as of 2015 isn't a great sign. Nor are the 30 dead and 117 wounded in the first six months of 2020 in Garfield Park. Personally, I'd buy in Little Village. It isn't any more expensive (it might be cheaper actually because it doesn't have the same hype among amateur investors) and I think it has a better chance at gentrification. It's also a lot safer. Sure, it has gang issues but nothing to the level of EGP.

[Robert9]

Originally Posted by Kmanshouse

Uptown is the hardest neighborhood to figure out. And it's pretty big. In its state today, I would never consider living there.

Just a few weeks ago, my wife and I walked 3-4 miles from where we live all the way to Buena Park - right through Uptown first along Leland, then south to Graceland and around it. Beautiful walk in the morning, stunning streets, great old architecture. Lovely.

On the way back, about 1pm, it was totally different. We walked 3-4 blocks on Sheridan - and it was beyond sketchy, with people talking to themselves, staring and approaching people. We cut west as quickly as we could, and even though we were going through some nice looking spots, we witnessed a drug transaction and several other people were yelling, looking around for "action". My wife was pretty freaked out. Eventually once we got west enough, it was like a light switched off and it was beautiful again, but we were practically in Ravenswood by then.

I've had several similar experiences in Uptown - it feels like the old darling that was left to rot, and while the beautiful shell remains and there are still iconic places there, its good ol' days are several decades in the past. Can it be rescued and improved? Not sure. I am fine going to Uptown during the day, though. But at night I wouldn't walk around.

People use the word Gentrification. Why is that a good thing? Cleaning up a neighborhood and making it safe and fun to be in, doesn't require gentrification. When I think of that word, I think of corporate/chain stores with brand new signs, and new construction, Starbucks and Apple Stores. I think of catering to a yuppie crowd where grandparents and their grandkids don't fit in. To me, that's a fake neighborhood.

I lived in Uptown in the early 90s so it is MUCh better compared to then, but yes still very sketchy

[Master Jay]

BRU67, that's right brother. Nominate Little Village

For me, Little Italy seems to almost have become Littler Italy. Seeing the Asian and other type places on Taylor take a bit away from it... Just like Lincoln Square lost Brauhaus and a German deli in the last 5 years.....

I like that everyone has a chance to have a business. At the same time, it's a bit sad for me when an ethnoc area loses more of it's flair.... 24th and Oakley lost Micheli's Deli. Nothing yet replaced it.

I apologize if I sound negative.

[BRU67]

Originally Posted by Master Jay

BRU67, that's right brother. Nominate Little Village

For me, Little Italy seems to almost have become Littler Italy. Seeing the Asian and other type places on Taylor take a bit away from it... Just like Lincoln Square lost Brauhaus and a German deli in the last 5 years.....

I like that everyone has a chance to have a business. At the same time, it's a bit sad for me when an ethnoc area loses more of it's flair.... 24th and Oakley lost Micheli's Deli. Nothing yet replaced it.

I apologize if I sound negative.

Nothing wrong with feeling a little sad when things change Master Jay. But that's the thing about urban neighborhoods. They do not stay in stasis and always change. That's something the anti-gentrifiers really don't understand. That a big city is a constantly evolving and changing thing. And that's what makes them great imo.

[Master Jay]

BRU67, thank you for having my back. I appreciate it.

I have such great memories at places like Brauhaus and Micelis. Thats just another reason why I'm sad to see them go. But also, they DID represent the ethnicity of the neighborhood, which made them unique, to other neighborhoods. And I miss that. ;(

[5Lakes]

Originally Posted by Kmanshouse

We walked 3-4 blocks on Sheridan - and it was beyond sketchy, with people talking to themselves, staring and approaching people.

The Sheridan corridor is worst part of uptown, particularly near Wilson. I wouldn't live in this particular area either but areas to the West or South are better.

[WestSideMillennial]

While I would definitely pick Avondale next, my hopes for gentrification would be either East Garfield Park, or Bronzeville.

[Chicago_Illini_26]

Hot take: Cabrini-Green, especially closer to River North.

(Disclaimer: This would be my pre-COVID guess ... I am not sure anymore.)

[dtcbnd03]

I noticed the same thing about Uptown when I walked around there last summer. Some great structures but some sketchy characters.

I think Chicago will stagnate too and there won't be a next "hot" neighborhood for a while. There is going to be a % of flight from all big cities to mid tier cities with a level down in amenities but are more affordable with more space. Like a Madison, Wisconsin. Chicago is a VERY affordable big city but when you walk around tons of bars, restaurants, shops are still boarded up and closed. None of the touristy things are available. No sense in paying high rents for stuff you can't enjoy. Value has quickly shifted from indoor activities to outdoor space.

Some of the hoods mentioned were already hot like Pilsen and Avondale. Word was out on those years ago. I don't know the current crane count around the city but I imagine it's way down given rents are down across the city. Are the 78 and Lincoln Yards even moving forward at this point? Add into that Chicago will be in another massive debt hole and taxes will skyrocket and I just don't see another hood taking off and becoming "hot" anytime soon.