Fordham- A solid West Bronx Neighborhood home to the Fordham University and Fordham Center

There are also several subdistricts within this larger more commonly known Fordham neighborhood. Fordham Manor is the northern portion of this evaluation area cutting west all the way to the Harlem river. The area dates back to the mid 18th century when a large estate (Rose Hill) was constructed encompassing Fordham University. The most well known resident of the area was poet Edgar Allan Poe who spent his final years year. His cabin has been preserved with a nice park surrounding it. By the mid 19th century the estate was broken up and Fordham University emerged, starting as a seminary but eventually transforming into a Jesuit College. To the west of campus the Old Fordham Village slowly grew in the 19th century, accelerating its growth in the late 19th century as it was connected by rail into Manhattan. By 1900 the area was connected to the NYC subway system and thousands of 2nd & 3rd generation Irish and Jewish immigrants seeking to escape the slums of Lower Manhattan flooded in. The Old Fordham Village was transformed into a modern business district by the 1920s along the present day Fordham Rd, which remains a vibrant commercial district with many department and brand name clothing stores. By the 1970s the Irish and Jewish families left for the suburbs or the sunbelt and Black and Hispanic families replaced them. While the Fordham neighborhood was certainly negatively impacted by the fires and disinvestment of the South Bronx, it seemed to retain more of its historic fabric and eventually stabilized by the 1990s.The name Fordham Heights subdistrict is named after the more elevated terrain just south of Fordham Road. Further south along Burnside is the Mount Hope subdistrict named after the historic mansion.

From an urban perspective this is a very solid urban district with better amenities and lower crime than most South Bronx neighborhoods. There are many urban commercial districts in addition to Fordham Rd (i.e. 183th, Burnside, Grand Concourse, Jerome, Webster, Knightsbridge) helping to foster a highly walkable and mixed-used neighborhood. To become a top tier urban district Fordham needs more income diversity, which would foster better housing diversity, more retail and cultural amenities and hopefully fill in the many autocentric-industrial pockets with quality urban form.

Click here to view my Fordham Album on Flickr

URBAN STRENGTHS:

* One of the densest neighborhoods in the Bronx at 100K per square mile. This density is on the same level as the denser Manhattan neighborhoods.
* Excellent Transit Access and solid access to Manhattan as it’s a 40 min subway ride to Midtown and 50-55 to Lower Manhattan.
* Great bike infrastructure including dense bike rental coverage and several north-south dedicated bike lanes. East to west lanes are limited though.
* Lots of urban biz districts including 183th, Burnside, Jerome, Fordham, Webster, Knightsbridge, Grand Concourse and plenty of commercial on residential corners.
* Great sidewalks and ADA standard curbs on about 70% of intersections. Brand new streetscaping along Grand Concourse.
* Solid historic architecture as much of it remains in tact. Mostly planer apartment buildings however.
* A Good number of walkable schools. Public schools are mixed ratings. More private schools than most Bronx neighborhoods.
* Fordham has a ton of rental inventory but most of it is not market rate (7:1 lease below 2K). It does have a good amount of market rentals as well. Decent # of studios and 1-bed rentals leasing btwn 1.5K-2.5K. 2-beds lease btwn 2K-3.5K. Some 4 beds that lease btwn 3K-4K.
* Decent tree canopy for a South Bronx neighborhood.
* Excellent pedestrian activity especially in the commercial districts, foremost with Fordham.
* Decent parks in Fordham but below average for South Bronx. A couple nice medium sized parks (i.e. St. James, Richman Park), a recreational center, the lengthy Aqueduct Park, and several smaller playgrounds and pocket parks.
* Plenty of supermarkets & drug stores, great shopping options on Fordham Center including tons of clothing stores, a target, and several small department stores, and boutiques. Other retail amenities in the Fordham neighborhood include plenty of salons & barber shops, tons of dessert & bakeries, a couple gyms, a couple post offices and public libraries, several churches, and while no hospitals there are plenty of medical centers and doctor’s offices.

URBAN WEAKNESSES:

* Decent amount of autocentric/industrial uses along Webster and Jerome.
* Hispanic populations represent about 60% of Fordham. Also pretty high levels of poverty (~30%) but decent number of middle class households. Just limited higher income households.
* Certainly some crime in Fordham but pretty average for South Bronx.
* Really only a handful of urban infill buildings. A decent amount of autocentric infill bldgs along Webster and Jerome.
* Okay cultural amenities including a good array of restaurants & cafes, a handful of bars, a couple live music venues, convenient access to the performing arts center at Fordham University, a couple art galleries, the Edgar Allen Poe Cottage,
* For sale options are pretty limited. Some 1 bed condos that sell in the 100Ks & 200Ks. A handful of 2-bed condos that sell in the 400K & 500Ks. Better 3 & 4 beds options selling btwn 500K-800K.

West Farms- One of Bronx’s Original Railroad Suburbs but Present Day Dense South Bronx Community

West Farms was one of the first settlements in the Bronx located along an early rail line. By the mid 19th century it had 1000 resident and was developing into a railroad suburb like Yonkers. By the early 20th century West Farms was integrated into the rest of the South Bronx becoming a dense working class neighborhood for those looking to leave the slums of Lower Manhattan. By the 1970s it had one of the highest concentrations of Puerto Ricans in New York City. And like the rest of the South Bronx it experienced the destruction of the 1970s and resurrection in the 1980s and 1990s and is now mostly in-tact and rebuilt. West Farms however seems to have a slightly higher concentrated of poverty and Hispanics than other South Bronx neighborhoods and has seen limited recent revitalization. Its commercial district along Tremont is pretty gritty and somewhat abandonded and there are more vacant lots here than most parts of the South Bronx.

But West Farms has some great amenities starting with the expansive Bronx Park to the North and the Bronx Zoo, solid tree canopy and decent schools. It also has top notch transit access and decent retail amenities and is still walkable to larger centers of shopping in the Tremont and Crotona Park East neighborhoods. For West Farms to become a top notch urban district it needs more income diversity to drive better retail & cultural amenities and a more diverse housing market.

Click here to view my West Farms Album on Flickr

URBAN STRENGTHS:

Excellent public transit served by two subway lines.
Solid density at 54K people per square mile and this includes some census blocks with limited populations.
Solid bike infrastructure including a couple dedicated bike lanes and several bike rental stations.
Good sidewalks and ADA standard curbs on 65% of intersections
Good Tree Canopy for the Bronx
Good access to Manhattan but not as good as other South Bronx neighborhoods. Midtown is 45 mins and Lower Manhattan and Long Island City are 50-55 minutes by subway.
Good connectivity in the core of the neighborhood but it gets pretty chopped up on the eastern edge.
Good urban form other than some industrial/autocentric spots on the eastern edge of the district.
Pretty good historic architecture on the western half of West Farms mixing 1920s brick apartment buildings and rowhouses. The eastern edge however is very gritty unattractive rowhouses. Generally Post WWII in fill is pretty urban form.
Decent number of schools within West Farm and to the west in the Tremont neighborhood but less options than most South Bronx district. Public schools are generally rated pretty well but limited private and charter schools.
Great access to park amenities thanks to the expansive Bronx Park which includes the Zoo, Botanical Garden, and lots of other amenities. Also a handful of small to medium parks spread throughout.
Decent retail amenities but more limited than most South Bronx neighborhoods due to it size a limited number of commercial district. Retail amenities include a couple full sized groceries & several drug stores and smaller groceries, a couple furniture stores, discount clothing stores and 99 center stores, several salons and barber shops, a handful of churches & several doctors offices (but not hospitals). Also a local post office and public library. Many other shopping amenities are still walkable in the neighboring Tremont and Crotona Park neighborhoods

URBAN WEAKNESSES:

Crime is still higher here than NYC and the Bronx on average but significantly down from its peak in the 1990s. A decent # of vacant lots here, more so than other South Bronx Neighborhoods.
Generally not great diversity indicators as this is a 70% Hispanic neighborhood with nearly 40% of residents living in poverty. But better generational diversity than most South Bronx neighborhoods.
Streetscaping is fine but dated.
Not a ton of for sale product. Very limited # of market rate studio and 1-bed condos. Some 2-beds condos that sell btwn 150K-365K. 3 & 4 bedroom product is very limited. Some market rate 5-bed condos that sell for around 750K. Older townhouses sell for less but limited product.
West Farms has a ton of rental inventory but most of it is not market rate (7:1 lease below 2K). Very limited for sale rentals that are listed on traditional platforms like Zillow.
Decent cultural amenities including several restaurants, a handful of bars & cafes, a local art gallery and the Bronx Zoo is just north of the neighborhood.”

Crotona Park East- South Bronx Neighborhodo that is the Childhood Home of Bachata Singer Romeo Santos

Crotona Park is another standard South Bronx neighborhood that filled up with 1st & 2nd generation immigrants in the early 20th century looking to escape the Manhattan slums, became predominately Black by the late 1960s and emptied out by the late 70s due to a wave of arsons and white flight. The neighborhood was uplifted like the rest of the Bronx by several determined local CDCs in the 1980s and 1990s. In Crotona Park East the main CDC player is the Mid-Bronx Desperadoes who helped created over 5,000 units of housing since their creation. One of the most iconic redevelopment sites is along Charlotte Street, which was a bombed out street visited by both President Carter and Regan. It was redeveloped in the late 80s as single family ranch style homes and is the only ranch housing in all of the South Bronx. To me it looks pretty odd stuck in the middle of this dense community. But these homes has certainly maintained their value as they now sell btwn 500K-800K.

Crotona Park East is very walkable like all other South Bronx neighborhoods thanks to its great subway access, bike in structure, density and good retail amenities. The neighborhood really excels with great park amenities and a solid tree canopy thanks to the expansive and multi-functional Cortona Park. But the neighborhood has less walkable retail than most South Bronx neighborhoods, is very limited with cultural amenities, and has some poor urban form in spots including the Charlotte Gardens, New Horizons Shopping Mall and gritter more industrial uses under both its elevated train lines running along Southern and Boston Avenues. For Crotona Park to become a top tier urban district it needs more income diversity and for sale housing which will improve the neighborhood’s retail and cultural amenities and fill in its more autocentric areas.

Click here to review my Crotona Park East Album on Flickr

URBAN STRENGTHS:

* Good sidewalks and 65% of curb cuts are ADA compliant
* Great public transit access. Crotona is served by 2 subway lines and tons of bus lines.
* A couple dedicated bike lanes but great array of dedicated bike stations
* Good access to Midtown, Long Island City and Lower Manhattan all about 45 mins by subway. Decent bike lane infrastructure but tons of dedicated bike stations.
* Great density at just over 60K per square mile.
* Lots of families with children. But not the best age diversity. Decent racial diversity with a larger African American population than most South Bronx neighborhoods. Still just over 50% Hispanic.
* More intact Historic stock than most South Bronx neighborhoods with a significant amount of rowhouses.
* Decent tree canopy. Better than most South Bronx districts.
* Excellent park amenities including the expansive and multi-functional Crotona Park East which has a public pool, the attractive riverfront park along the Bronx River and several small parks & playgrounds well dispersed throughout the neighborhood.
* Urban massing is generally good but some autocentric/industrial spots below the elevated rail along Boston & Southern Blvd and a large shopping center along E 174th.
* Lots of walkable schools but ratings are subpar even for South Bronx’s ratings. High Schools are particularly rated low. Only a handful of private and charter schools.
* Crotona Park East has a ton of rental inventory but most of it is not market rate (8:1 lease below 2K). A handful of market rate studios and 1-beds lease in the 2Ks. Some 2-beds for around 3K. A decent # of 3-beds that lease in the 3Ks.
* Decent retail amenities including several full sized groceries & drug stores, a couple furniture stores, a TJ Maxx & Rainbow, several consignment stores, tons of salons and barber shops, a hardware store, a couple banks, a couple gift stores, a couple bakeries & gyms, several discount stores, a couple churches & several doctors offices (but not hospitals). Less retail amenities than most South Bronx neighborhoods.

URBAN WEAKNESSES:

* Some economic diversity but nearly 1/3 of the population is in poverty and large numbers or lower-moderate middle class.
* Infill in Crotona Park is a mixture of decent urban design urban rowhouses, suburban ranch homes in Charlotte Gardens, unattractive industrial bldgs below the elevated lines, and suburban strip malls. Modern urban in-fill projects are concentrated along West Farms Rd.
* Crime rates have significantly dropped since the 90s but still remain higher than Bronx and the City of New York overall. Crotona Park East still has a decent amount of blight but limited vacancy.
* Streetscaping is fine but generally pretty tired and outdated.
* Not a ton of for sale product. Very limited # of market rate studio and 1-bed condos. A few 2-beds that sell btwn 100K-400K. A lot more 3 bed product that sells anywhere from 300K-800K including a decent # of SF homes. Not much 4 bedroom product.
* Cultural amenities a limited to some restaurants (generally not high end) and cafes. Not much else honestly.
* Missing some key retail amenities including a post office & public library and very few local creative retail stores.

Longwood- Home to one of New York’s Largest Puerto Rican Populations and Successful South Bronx Revitalizaiton Story

Early in this construction boom, Longwood was one of the most dense and developed Bronx neighborhoods. For much of the first half of the 20th century, the Bronx was mostly home to a diverse mix of middle-class Caucasians and Jews. The neighborhood began experiencing disinvestment thanks to the construction of the Cross Bronx Expressway in the 1950s displacing thousands of residents, white flight to the suburbs and new developers like Co-op City in the northeast Bronx, and the growth of poverty and blight from the South Bronx moving northwards in the 1960s and 70s. By the late 1970s, much of the neighborhood was destroyed due to fire or neglect. But thanks to the tireless efforts of Community Development Corporations, most notably Banana Kelly CIA, Inc. and SEBCO (South East Bronx Community Organization), vacant apartment buildings began to be renovated in the 1980s and new construction by the 1990s. Local, state, and federal government worked alongside the local CDCs to repopulate the neighborhood and Longwood now has limited vacancies. After the displacement of many African American families in the fires of the 1970s large waves of Dominicans and especially Puerto Ricans moved into the neighborhood making Longwood one of the highest concentrations of Puerto Ricans in New York City. Longwood managed to preserved the several blocks of late 19th century brownstones along several residential streets south of Longwood Avenue.

From an urban perspective Longwood is a solid urban district with plenty of strengths but still some major areas for improvement. It has great walkability thanks to several fairly vibrant biz districts (i.e. Longwood Ave, Prospect, Southern Blvd, and Westchester), great subway access, solid bike infrastructure, and convenience to Manhattan. Longwood also has lots of pretty well rated schools, good park amenities, and lots of walkable retail amenities. But for Longwood to become a top tier urban district in NYC it needs more racial and economic diversity, which will bring more cultural amenities and additional shopping options. Crime rates are improved from the 1990s but still much higher than the rest of NYC, and market rate rentals are pretty limited. Given Longwood’s significant number of protected affordable rentals, I’d be comfortable seeing more market rate housing and some gentrification as the benefits seem to outweigh the downsides.

Click here to view my Longwood album on Flickr

URBAN STRENGTHS:

Generally good sidewalk infrastructure but ADA curb cuts are hit or miss on less than half of all intersections.
Great density at 70K residents per square mile.
Great access to Manhattan being only 35 mins to Midtown and 45 min to Lower Manhattan by subway. Also only 45 mins to Long Island City in Queens as well.
Longwood’s connectivity is good but a bit chaotic for most New York City neighborhoods as the streets are often angled with an irregular grid.
A highly walkable neighborhood with 3 subway lines cutting through it, good bike lane infrastructure and tons of dedicated bike stations. Plenty of walkable biz districts as well along Prospect, Westchester/West Farms, Southern Blvd.
Lots of families with children. But not the best age diversity.
Good historic architecture in spots esp. the commercial districts of Prospect and the southern edge of Southern Blvd and the brownstones in the small Longwood Historic District. Otherwise architecture is a mix of working class rowhouses, plain 1920s apartment buildings and lots of in-fill from the late 80s to the present date with generally good urban form. Also lots of 1980s townhouses with parking out-front.
Solid park amenities with a nice mix of playgrounds, basketball courts, and medium sized well dispersed throughout Longwood. No spectacular parks here like St. Mary’s Park Crotona Park.
Lots of walkable school options but mixed ratings. Elementary and middle schools are generally rated average but public high schools are rated poorly unless its a charter high school. Only a handful of Catholic private schools.
Longwood has a ton of rental inventory but most of it is not market rate (15:1 lease below 2K). Few studios and 1-beds that are market rate. Some 2-beds that lease btwn 2K-2K. 3 beds lease btwn 3-4Ks.
Solid retail amenities including several full sized groceries & drug stores, some home good and furniture stores, plenty of clothing & boutiques stores esp. along Southern Blvd., a couple hardware stores, a couple gift stores, a several bakeries & gyms, a local post office & public library, tons of discount stores, several churches & doctors offices (but not hospitals), plenty of salons & barber shops”

URBAN WEAKNESSES:

* A mostly Hispanic neighborhood with a sizable Black population.
* Some economic diversity but nearly 1/3 of the population is in poverty and large numbers or lower-moderate middle class.
* Crime rates have significantly dropped since the 90s but still remain higher than Bronx and the City of New York overall. Longwood has a similar amount of blight to Mott Haven but vacancy is pretty limited.
* Fair amount of autocentric/industrial spots especially along parts of Southern Ave & Westchester (both host elevated subways), and the southern half of Southern Blvd.
* Generally sidewalks are plenty wide but just gritty and warn down with few recent streetscaping projects.
* Not a ton of for sale product. A handful of 1-bed conds that sell around 175K. More 2-beds that sell btwn 175K-400K. Some 3-bed townhouses (musty from the 60s that sell btwn 500K-600K. Some 3 bed condos that sell around 150K. More 5 beds that sell btwn 500K-800K.
* Cultural amenities are limited to several restaurants and a couple bars and cafes. Not much else.

Melrose- Ground Zero for Jimmy Carner’s Infamous 1977 Bronx Visit and a Great Community Lead Rivitalization Success Story

Melrose was originally built as a dense working-class neighborhood in the early 20th century mainly for working class German immigrants looking to escape the slums of lower Manhattan. After WWII the neighborhood transitioned to mostly Irish and Italian immigrants. But by the late 1960s as the slums of Mott Haven expanded northwards, Melrose became a place of concentrated poverty and transitioned to mostly Puerto Rican, Dominican immigrants, and African Americans. President Carter infamously visited the neighborhood in 1977 as part of his tour assessing the damage in the Bronx during the period of mass arsons and destruction. But this is fortunately a happy story. Melrose had a particularly strong community lead rebuilding effort lead by Nos Quedamos starting in the 1980s and most of the vacant buildings have been renovated or rebuilt. Nos Quedamos operates 20 buildings (1400 units) with a mix of affordable rentals and homeownership opportunities. Many attached townhouses were built too, which now sell for 600K-900K allowing working class residents to move into housing stability. Melrose still contains one of the highest concentrations of NYCHA projects in the Bronx but this is a pretty stable community now with much lower rates of crime than the 1990s and limited vacant. Even if the neighborhood gentrified likely half of the housing would remain protected for affordability.

Melrose also contains the HUB shopping district on its southern border where 3rd Ave and Melrose come together providing the district with great retail amenities. Melrose is not surprisingly a very walkable neighborhood thanks to its great subway and bike infrastructure access. It also has solid schools and park amenities. For Melrose to become a top tier urban district it does need to gentrify a bit allowing more retail and especially cultural amenities to flourish. I just hope it can make this transition while preserving its affordable housing. Melrose could certainly use some more economic and racial diversity as it is a 70% Hispanic neighborhood with mostly lower-moderate income households.

Click here to view my Melrose Album on Flickr

URBAN STRENGTHS:

Generally good sidewalk infrastructure but ADA curb cuts are hit or miss on about half of all intersections.
Great density at just over 60K residents per square mile.
Excellent public transit access as 3 subway lines run through the district. Midtown is only a 45 min subway ride.
Solid bike infrastructure include great dedicated bike stations and a good system of bike lanes.
There is a decent amount of historic architecture remaining from the turn of the 20th century but its often pretty gritty. Some good rowhouse stock in the eastern half of Melrose historic commercial along Melrose, 3rd , St. Anne, and Prospect.
Lots of 1960s-1980s infill that’s not particularly beautiful but generally has good form. Also plenty of project mid century high rises. Some more recent in-fill that looks nicer.
Great pedestrian traffic along the commercial corridors and pretty average for NYC along the residential streets.
Generally solid urban form throughout Melrose with the except of a handful of surface parking lots and industrial uses.
Streetscaping is a mixed of tired outdated sidewalks and more recently updated.
Generally goods schools and nice mix of public, private, and charter schools across all grades. Some poorly rated public schools mixed in.
Melrose plenty rental inventory but most of it is not market rate (6:1 lease below 2K). Few studios that are market rate. Some 1-beds that lease btwn 1.8K-2.8K. 2 & 3 beds lease btwn 2-3Ks.
Solid parks amenities with a good array of small and medium sized parks well dispersed throughout. The expansive St. Mary’s Park sits on the southern edge of Melrose.
Solid retail amenities including plenty of supermarkets, several drug stores & hardware stores, tons of boutiques/clothing stores and some departments stores along the Melrose & 3rd Ave corridors, some furniture stores, several gyms. some dessert joints, a couple bike shops, a couple public libraries & post offices, several churches, tons of discount stores, plenty of doctor’s office & medical offices but no hospitals.

URBAN WEAKNESSES:

Less economic diversity than Mott Haven as I suspect there are less young professionals living here. Most of the population is a mix of households in poverty or lower-middle class.
Large Hispanic Majority at 75%. 25% of the population is Black. Very small Asian and White populations.
Like most of the South Bronx Melrose is much safer than it was in the 90s and 2000s. That being said there does still seem to be some crime in the neighborhood but nothing like it used to be. Not a ton of blight in Melrose but still very gritty.
Tree canopy is better than most South Bronx neighborhoods but still not great.
While crime is higher than most parts of NYC Melrose’s crime rate has dropped by 60% since 1990.
Not a ton of for sale product. A handful of 1-bed conds that sell btwn 175K-325K. More 2-beds that sell btwn 150K-400K. Some 3-bed townhouses (musty from the 60s that sell btwn 300K-750K. A handful of 4 & 5 beds that sell for upwards of 1M.
Okay cultural amenities but pretty underwhelming for NYC including plenty of restaurants, several art galleries and a couple art galleries, a handful of bars & cafes, and a couple night clubs.”

Mott Haven- Bronx’s oldest neighorbood and the beginning of the “South Bronx”

The area that is now called Mott Haven was first developed in the mid 19th century with industrial uses along the river. Upper-middle class Brownstones emerged in the 1880s and 1890s starting along Alexander Avenue and moving to E 135th St. Population boomed by the early 20th century with the creation of the Third Avenue Elevated Line. By the 1910s & 1920s many tenement-style apartment buildings were build filling in the neighborhood and often replacing the slightly older brownstones. Ethnically Mott Haven was a mix of Irish and German residents and a small Italian enclave west of Lincoln Ave. The first Puerto Rican immigrants came in the 1940s. African-Americans arrived mainly in the mid-1950s with the construction of the Patterson Houses projects. The first signs of trouble in Bronx started with a pocket of poverty on East 134th Street east of Brown Place. This was dubbed the South Bronx and this pocket of poverty spread northwards thanks to blockbusting and several major Robert Moses housing projects. By the 1970s Mott Haven and the South Bronx endured waves of arson damaging many structures in the neighborhood. But the neighborhood stabilized as a grassroots effort rebuilt most of the destroyed buildings. Only recently has Mott Haven seen signs of gentrification as several new residential redevelopments have sprung up along the East 138th Street corridor and further south along Bruckner Blvd. Mott Haven also hosts the famous “Hub district” on its northern edge. The Hub is the Borough’s oldest and largest shopping district and is known locally as the Broadway of the Bronx. The Hub more recently was the center of many hip hop trends.

From an urban perspective this is a solid urban district with little need for a car. The district has convenient access to Midtown, great public transit access, solid bike infrastructure, and most retail amenities including the shopping hob at the Hub. There are also surprisingly good schools and park amenities. But for Mott Haven to become a top tier urban district there needs to be a lot more rental and for-sale housing options, quality urban infill in some of the rougher spots, better tree canopy, and riverfront access.

Click here to view my Mott Haven album on Flickr

URBAN STRENGTHS:

* Just under 50K per square mile but that is partially due to lower denser on the edges. The heart of Mott Haven is much denser.
* Excellent public transit access as 4 subway lines run through the district. Midtown is only a 30 min subway ride.
* Solid bike infrastructure include great dedicated bike stations and a good system of bike lanes.
* This is probably one of the most walkable neighborhoods with such a high level of poverty and affordably in the US.
* Generally good sidewalk infrastructure but ADA curb cuts are hit or miss on about half of all intersections.
* Hispanic majority at about 60% but also a large Black population at around 25%.. * Large #s of family households.
* There is a decent amount of historic architecture remaining from the turn of the 20th century but its often pretty gritty. Lots of 1960s & 1970s infill that’s not particularly beautiful including plenty of project high rises but still a good amount of this stock has decent urban form. Some more recent in-fill that looks nicer.
* Not a ton of pedestrians (for NY standards on most streets) but very busy street life at the Melrose, 3rd Ave, Willis Avenue & 149 St business district node, also referred to as “the Hub”.
* Mott Haven has surprisingly really good park amenities starting with the large and multi-functional St. Mary’s Park which is built on an elevated rocky outcrop and includes an indoor recreational center and pool. Lots of small parks, playgrounds, and ballfields & basketball courts well distributed throughout the neighborhood. This is likely thanks to all the Project Housing and new housing built in the neighborhood in the wake of the destructive fires in the 70s & 80s.
* Decent # of restaurants & bars esp. along Bruckner Blvd, decent # of cafes, a couple art galleries and small museums; there is also the Hostos Center for the Arts & Culture & another smaller theater.
* Lots of walkable schools and generally pretty good ratings other than a handful of public schools. Lots of public and charter schools options across all grade levels. Private schools are limited to a couple Catholic grade schools.
* Mott Haven has a ton of rental inventory but most of it is not market rate (7:1 lease below 2K). Smaller market rental concentrated on the western and southern edges where studios lease btwn 2K-3.2K & 1-beds btwn 2.4K-3.5K. More 2 & 3 beds throughout the neighborhood. 2-beds lease btwn2-4K & 3 beds btwn 3.5-5.5K
* Several supermarkets, plenty of drug stores & discount stores, a couple dept stores & lots of retail located north of 149 in the HUB. Also lots of clothing stores along 138th, several hardware stores, plenty of bakeries & dessert joints, a couple gyms & bike shops, tons of churches, a major hospital and plenty of doctor’s appointments, local post office & public library.

URBAN WEAKNESSES:

Not a ton of abandonment but certainly plenty of grit and industrial areas.
While sidewalks are consistent they are all very gritty and often dated.
Mott Haven is still a very working class area with a 38% poverty but also large representation below 50K household income. Some middle and upper middle class rep too.
Like most of the South Bronx Mott Haven is much safer than it was in the 90s and 2000s. That being said there does still seem to be some crime in the neighborhood but nothing like it used to be.
Urban massing is generally good on the Biz Districts but plenty of Industrial areas that are not pleasant urban environments.
Good tree canopy in the high-rises projects and on some of the more historic brownstone streets but many blocks have limited tree canopy.
Mott Haven and South Bronx as a whole still struggle with negative persecutions but it does seem that more young professionals are taking a chance on the neighborhood with its lower rent, yet white professionals are still staying away.
Even though there is lots of riverfront surrounding Mott Haven there is limited access to it. A Mott Haven resident would need to cross over to Randalls Island for this.
Not a ton of for sale product. Very few 1 & 2 bedroom condos. Some 3-bed townhouses (musty from the 60s that sell btwn 500K-700K and a handful of newer renovations selling for 800K-900K. 4 & 5 beds sell btwn 700K-1M but not a ton of product.
“

Flushing Queens- A major New York Central Business District and Arguably NYC’s Center of Asian Culture

Flushing was mostly farm land until the 20th century. Development came to the neighborhood in the early 20th century with the construction of several bridges and subway and rail lines. Local farmland continued to be subdivided and developed through the 1910s-1930s transforming Flushing into a densely populated neighborhood and eventually the fourth or fifth largest central business district in New York City depending on how you measure the metrics. I ultimately decided not to review Flushing as a Downtown District as there are only about 30K jobs here and Flushing does not have the same verticality of Midtown, Lower Manhattan, Dwtn Brooklyn, and Long Island City, which boats 70-80K jobs. But Downtown Flushing is a major commercial and retail area, and the intersection of Main Street and Roosevelt Avenue, at its core, is the third-busiest in New York City, behind Times Square and Herald Square.

Present day Flushing is known for its great diversity, especially Asian population. The first wave of Asian immigrants came in the 1970s with immigrants from Taiwan and a small Japanese community. By the early 1990s and 2000s large numbers Indians, and Koreans began settling into Flushing with increasingly Chinese from the mainland. Flushing now rivals Manhattan’s Chinatown as NYC’s center of Chinese culture. Flushing also has several sub districts with their open ethnic make up outside of the Chinese/Asian dominated Dwtn Flushing. East Flushing for instance has immigrants from all over the globe. South of Franklin avenue hosts a large concentration of Indian American and other South Asian Americans and is one the oldest Little India neighborhoods in North America established in the late 1970s.

From an urban perspective Flushing excels at walkability given its excellent public transit access, convenient access to Midtown, incredible concentration of retail amenities (especially in Dwtn Flushing), diverse urban housing options, great schools, good park amenities, and high levels of safety. But it does lag behind some key urban indicators from better urban districts in Brooklyn and Queens. The Street grid is a bit irregular, Flushing lacks dedicated bike stations, and only has a handful of bike lines, its street canopy is spotty, and the neighborhood leans very elderly. There also isn’t a ton of attractive historic architecture as Flushing was developed after the era of gorgeous brownstones.

Click here to view my Flushing album on Flickr

URBAN STRENGTHS:

* Excellent density at just over 50K per square mile.
* Excellent sidewalk infrastructure throughout. About 60% of intersections of ADA standard curb cuts. Better along busy commercial streets and Blvds.
* Good street level pedestrian traffic but feels a bit too intense in parts of downtown Flush (aka Main St).
* Some autocentric modern in-fill but generally its pretty urban with solid urban design. Lots of interesting mid-century urban bldg missing from most US cities.
* Some nice 1920s & 1930s brick and tudor architecture but also a good amount of more bland pre WII styles.
* Some more autocentric spots on business districts and wide Blvds but overall urban massing is good.
* Great mixed-use fabric throughout much of the neighborhood. Dwtn Flushing feels like an Asian city with very flexible zoning.
* A major subway and rail line cut through Flushing and very good bus coverage.
* Flushing itself has a modest Dwtn area and hosts about 35K jobs. Good access to Midtown and Long Island City a 40 min subway ride away.
* Very large and diverse Asian population but also sizable Hispanic, and White minorities.
* Flushing is a fairly safe neighborhood with limited vacancy and blight.
* Lots of well rated public schools. Some private and charter schools but certainly less than other NYC neighborhoods.
* Several large parks ring the Flushing neighborhood (i.e. Corona, Queens Botanical, Kissena Corridor) but these are all on the southern edge of Flushing and small and medium sized parks are a bit limited. Several indoor pool options however.
* Good amount of rental options and moderately priced compared to much of NYC. Studios and 1-beds range btwn the upper 1Ks to 3.8Ks, 2 & 3 beds between 2K-4.3K. Dwtn Flushing commands more expensive studios and 1-beds. Also a significant amount of affordable and rent subsidized rental units. Apts below 2K are 6x more plentiful that apartments leasing above 2K.
* Lots of smaller more affordable condo options with a plethora of studios selling btwn 175K-500K, 1-beds btwn 250K-800K, 2-beds btwn 350K-2M, and 3 & 4 beds btwn 400K-2M.
* Good and beverage amenities and tons of Asian restaurants, bars, and karaoke joints. Not a ton of other cultural amenities but there is a downtown Flushing Cinema, plenty of dance studios, a couple historic sites, the Queens Botanical Gardens, and Corona Park just west of Flushing costs a couple museums, the Queens Zoo, and the US Tennis Open.
* Good retail amenities lots tons of Asian grocerias and several larger supermarkets, plenty of drug stores, a Target, a major mall which includes several departments stores, a couple other smaller shopping malls and a Macy’s, lots of discount stores, tons of clothing stores and boutiques (many brand name clothing stores), several hardware stores & a Home Depot, some book stores, many home goods and furniture stores, plenty of dessert joints and bakeries,, several gyms, several public libraries and post offices, tons of churches, and a couple major hospitals just on the edge of the neighborhood along with plenty of doctor’s offices and medical clinics.

URBAN WEAKNESSES

Decent dedicated bike lanes but no dedicated bike stations.
Connectivity is pretty good but the grid is pretty irregular.
Good tree canopy in spots.
Large household sizes (likely due to intergenerational households) but a very old median age.”

Jackson Heights- Arguably New York’s Most Diverse Neighborhood and one of Queen’s Densest Communities

The site of Jackson Heights was a vast marsh named until 1909 when the Queensboro Corporation bought 325 acres of undeveloped land and farms. The Queensboro Corporation named the land Jackson Heights in honor of John C. Jackson, a descendant of one of the original Queens families. More direct access to the area came with the construction of the Queensboro Bridge in 1909 quickly followed by the elevated IRT Flushing Line in 1917. Development accelerated with the subway lines as large “garden apartments” built in imitation of the English Garden City concept were built by the Queensboro Corporation just south of Northern Avenue. While quite comfortable for the standards of the day, the apartments sadly contained racial covenants limiting residents to White Anglo-Saxon Protestants. White residents in Jackson Heights also resisted integration with the growing Black population west of Junction Boulevard in the neighboring Corona Neighborhood. But by the 1970s many of the Middle Class White families had already left the neighborhood for the Long Island suburbs. Large number of immigrants from Latin & South American and India/Pakistan/Bangladesh filled their place. By the late 1980s, Jackson Height’s past reputation for crime and Colombian cartel violence was subsiding and the neighborhood began a slow rise in value and interest. Currently Jackson Heights has a stable real estate market with a nice mix of middle class and ethnic communities. The neighborhood still has one of the most diverse populations in Queens as over half of its population are foreign born residents.

In addition to its attractive Garden Apartments with well maintained tree-lined streets, Jackson Heights has attractive vibrant business districts running along 37th St, Junction Boulevard, Roosevelt and the eastern half of Northern Blvd. The Western Half of Northern Blvd and especially Astoria Blvd are more autocentric/industrial in character. Jackson Heights also has great subway and public transit access being only a 30-40 min train ride to Long Island City and Midtown, excellent bike infrastructure with an outstanding bike lane system, solid public schools, good number of small & medium parks, and relatively affordable housing prices for NYC standards including many studios, 1-bed, & 2-bed condos selling btwn 150k-500K.

Click here to view my Jackson Heights Album on Flickr

URBAN STRENGTHS:

* Very high density at around 75K per square mile.
* Consistent sidewalks and generally decent condition but a majority of ADA curbs are not standard.
* Good access to Midtown and Long Island City, only 35-40 mins by metro. Lower Manhattan is more like 55 mins and Dwtn Brooklyn is more than an 1 hr. away.
* Great connected street grid with lots of smaller blocks. Only downside is the 2 freeways on the western and northern edge of the neighborhood.
*Solid access to public transit but much better in the southern half than the northern half of the neighborhood where the subway lines run.
* Excellent bike infrastructure including many bike lanes in all directions and great coverage by the City Dedicated bike share system.
* Great diversity indicators, especially economic diversity and to a lesser extent racial. Almost half of the population is Hispanic.
* Generally good rated public schools but no High Schools in the neighborhood. Only a handful of private and publics schools.
* Overall a pretty safe community and less grit than neighborhood Corona, but a very busy neighborhood.
* Pretty solid tree canopy throughout.
* Great pedestrian activity especially below the elevated trains.
* Lots of small and medium parks well spreadout throughout the neighborhood.
* Good amount of rental options and moderately priced compared to much of NYC. Studios and 1-beds range btwn the upper 1Ks and the mid 2Ks, 2 & 3 beds range btwn 2.7K-3.7K.
* Tons of smaller condos. Studio condos sell btwn 165K-350K, 1-beds btwn 200K-600K with a handful of more expensive newer product, 2-beds sell btwn 275K-1.2M, 3 & 4 beds btwn 400K-1.5M. 5-beds are only a bit more expensive. Lots of affordable and subsidized affordable units.
* Good cultural amenities including plenty of restaurants (mostly ethnic), plenty of bars & cafes, several art galleries and night clubs, a couple live music venues, a local movie theater, several event centers.
* Good retail amenities lots of small & medium grocery stores, and tons of Hispanic & Asian grocerias, Target, a couple smaller department stores, tons of clothing stores and boutiques (many brand name clothing stores), several drug stores, a couple hardware stores & a Home Depot, several clothing stores boutiques mostly concentrated along Junction Blvd, tons of discount stores, some book stores, several gift stores and many home goods and furniture stores, plenty of dessert joints and bakeries, some bike stores, several gyms, a public libraries and several post offices, tons of churches, a major hospital along with plenty of doctor’s offices and medical clinics.

URBAN WEAKNESSES:

Not much urban in-fill and what does exist is pretty autocentric especially along Astoria Blvd and Northern Blvd.
Large stretches of autocentric uses along Northern Ave. Same with Astoria Blvd but more unattractive industrial uses thanks to its close proximity to La Guardia Airport.

Corona- Hosts Queens’ Largest Hispanic Community and Louis Armstrong’s New York Home

Corona started with some limited development in the late 19th century with the New York and Flushing Railroad. Development come slow to the area and didn’t really pick up until the construction of the elevated L line in 1917. The subway wasn’t extended to 111 St until 1925. Mostly of Corona’s housing was built in the 1920s & 1930s. After World War II, the majority of Corona’s residents were mostly Italian and some other European ethnicities. Large numbers of middle-class African American families, especially musicians, civil rights leaders and athletes moved to the neighborhood north of Roosevelt including Louis Armstrong. By the 1990s Corona saw a massive increase in Latino Immigrants from Mexico, Central America, and the DR. Given Corona’s close proximity to Flushing there is also a large Chinese population spilling over.

From an urban perspective Corona is not the flashiest of urban districts but it does have density on the same level as many Manhattan neighborhood’s and solid retail and cultural amenities (concentrated along Roosevelt & 103th St, Junction Blvd, 108th & Corona St., and Northern Blvd), good schools, and great park amenities thanks to its close proximity to Corona Park. The neighborhood is also very well served by public transit including a subway line and is only a 30-35 subway ride to Midtown. But Corona is not always pretty with a fair amount of autocentric and industrial uses along Northern Blvd and Roosevelt Blvd below the elevated line. The tree canopy is also limited and there are not sufficient bike lanes.

Click here to view my Corona Album on Flickr

URBAN STREGNTHS:

* Very high density at around 85K per square mile.
* Good sidewalk infrastructure but ADA standard curb cuts are hit or miss including only half of all intersections.
* Good access to Midtown and Long Island City, only 30-35 mins by metro. Lower Manhattan is more like 50 mins and Dwtn Brooklyn is 1 hr. away.
* Generally good street grid and connectivity but a several curvilinear streets that disrupt the grid and a couple highways along the district’s borders.
* Great access to public transit.
* Great array of dedicated bike stations but bike lane coverage is so so here.
* Solid walk public schools generally well spread out through the neighborhood. Not a ton of private and charter school options.
* On appearance Corona feels pretty dirty and crowded but its really not a dangerous neighborhood. Most residents of hard working Hispanics and gang activity isn’t too bad.
* The expansive and multi-faceted Corona Park sits on the eastern edge of the Corona. Also many smaller parks well distributed throughout the neighborhood and a City Pool.
* Decent rental options but I imagine much of it is not listed. 1-beds range 2K, 2 lease btwn 2.5-3K and 3-beds in the 3Ks.
* Decent # of smaller condos. Studio and 1-bed condos sell btwn 150K-400K, 2-beds sell btwn 250K-950K., 3 & 4 beds btwn 400K-1.5M. 5-beds are only a bit more expensive. Lots of affordable and subsidized affordable units.
* Good cultural amenities including plenty of restaurants (although mostly Hispanic), plenty of bars & cafes, a couple art galleries and night clubs, and several cultural amenities in Corona Park including the Queen’s Zoo, Science Museum, and the Queens Museums. Also the Louis Armstrong museum and Center are here as he lived in Corona later in life.
* Good retail amenities lots of small & medium grocery stores, and tons of Hispanic & Asian grocerias, the Queens Center shopping mall is just west of the neighborhood containing lots of stores and Department Store, several drug stores, several hardware stores, several clothing stores boutiques mostly concentrated along Junction Blvd, tons of discount stores, several gift stores and tones of home goods and furniture stores, plenty of dessert joints and bakeries, lots of bike stores, several gyms, a couple public libraries and post offices, tons of churches, no major hospital in Corona but plenty of doctor’s offices and medical clinics.
* Very mixed-use fabric throughout the neighborhood even outside of the major commercial district along Roosevelt & 103th st, Junction Blvd, 108th & Corona St., and Northern Blvd.

URBAN WEAKNESSES:

* Thanks to its very large Hispanic population (2/3s of the total population) this is not one of Queen’s most diverse communities, but there is also a pretty large Hispanic and Black populations here.
* Pre WWII architecture is pretty plain and not a ton of modern in-fill and what does exist is concentrated along North Ave, which is a mix of good urban infill and autocentric uses. A fair amount of industrial uses along Roosevelt Ave.
* Tree canopy is pretty limited.

Forest Hills- Home to the Gorgeous Forest Hills Gardens Tudor Enclave and a Queens Neighborhood well Connected to the Subway

The development of adjacent Forest Park, a park on the southern end of Forest Hills, began in 1895 designed by the famous firm Olmsted Firm. The neighborhood began its development about 1910 and took its name from the new part to the south. The most well known part of the neighborhood, Forest Hills Garden was designed by the renewed architect Grosvenor Atterbury. Forest Hills Garden was planned on the model of the garden communities of England resulting in many brick and Tudor-style homes. The Long Island Rail Road opened in 1911, and the Queens Boulevard trolley line two years later connecting the lines to Manhattan spurring the development of the neighborhood. The famous Forest Hills Tennis Stadium which hosted the U.S. Open until 1978 was built in the early 1920s. By the late 1920s in anticipation of the arrival of the NYC subway, developers bought land surrounding the planned subway and Zoning laws were changed to allow fifteen-story apartment buildings. Queen Blvd was also widened at the time to make way for the expansion of the car in New York. With the increased density Forest Hills’ population doubled from about 9K to 18K in 1930. The population doubled again by 1940, reaching 33K. During the 1970s and 1980s, Forest Hills began welcoming a significantly number of immigrants especially Hispanic, middle Eastern, and Asian moving to a minority majority neighborhood.

This is a great neighborhood from an urban perspective thanks to its great subway access and convenience to Manhattan and Long Island City, excellent school and park amenities, high levels of safety, gorgeous architecture especially in Forest Hills Gardens, and extensive retail amenities thanks to 3 distinct business districts. But there are still areas the neighborhood could improve as it lacks bike amenities and the 10-lane Queens Blvd should be tamed and receive a road diet. Some autocentric and surface parking lots exist along Queens Blvd. and Metropolitan Ave.

Click here to view my Forest Hills Album on Flickr

URBAN STRENGTHS:

* Solid density at 36K people per square mile but certainly less than most Brooklyn neighborhoods.
* Very good and consistent sidewalk infrastructure. While all intersections have curbs most have outdated ADA cuts.
* Good subway access to both Long Island City (dwtn Queens) and Midtown both about 30 min subway ride. About 50-1 Hr. subway ride to other major hubs (Lower Manhattan, Dwtn Brooklyn, and Flushing).
* Solid public transit access including access to 4 subway lines including Queens main trunk lines.
* Good diversity indicators esp. generational as there is a nice mix of families, young professionals, and empty nesters and good racial diversity here with large white, Hispanic, and Asian populations. Also pretty good economic diversity.
* Really solid walkable schools including a plethora of well rated public schools and 3 good sized high schools. Not a wide diversity of charter and private schools but some.
* Solid park amenities with several smaller parklettes, playgrounds, and medium sized parks pretty well spread throughout out. The expansive Corona Park and Forest Park sit on the eastern and southern edges of Forest Hills providing expansive recreational space to residents unfortunately they are seperated by highways from the neighborhood with only a handful of connection points.
* Forest Hills is one of Queen’s safest communities with very limited amounts of blight.
* Solid tree cover especially the more historic southern half of the neighborhood. Decent in other parts of the neighborhood too.
* Some incredible historic architecture especially the Forest Hills Gardens section laid out by Fredrick Olmsted’s Company. But also very lovely mix of SF and attached brick and tudor rowhouses from the 1920s & 1930s surround here. Plenty of larger 1920s & 1930s apartments along Queens Blvd.
* Great urban form along Austin St for several blocks hosting some of the most vibrant blocks of the neighborhood. Metropolitan Ave is more streetscape in feel w/ generally good massing but some gaps.
* Good cultural amenities esp. restaurants, bars, and cafes concentrated along Austin St., major concert venue at Forest Hills Stadium, a couple movie theaters, a couple performing arts theaters and dance schools.
* Excellent retail amenities including several supermarkets and smaller ethnic grocery stores, a plenty drug stores and hardware stores, several brand name clothing stores and a couple dept. stores, a target, decent # of boutiques/home goods/furniture stores, several florists, several gyms and a ton of dessert joints, a couple bike shops, tons of salons & barber shops, a public library and post office, and plenty of churches. Also a major hospital and plenty of doctor’s offices.
* Good # of rentals & modestly priced of NY standards. Studios & 1 beds, lease btwn 1.8K-3.2K, 2-beds all lease btwn 2.5K-4K, and a decent # of 3-bed rentals that lease btwn 3-5K. Decent amount dedicated affordable rentals or rent stabilized as 1/2 of rental product lease under 2K.
* Lots of modestly priced smaller condos. Good # of studios and 1-beds that sell btwn 150K-700K, 2-beds condos range btwn 200K-1M with lots of condo options below 500K. 3-beds btwn 400K- 2M with a decent # of condos btwn 400K-700K, 4&5 beds range btwn 750K-2.8M.

URBAN WEAKNESSES:

Not a lot of modern infill. Some more suburban looking homes built in the 1950s-1970s in the Northeastern corner of Queens which are urban enough in form but kinda of bland.
Streetscaping is good but kinda dated and nothing special about it.
Bike infrastructure is very disappointing in Forest Hills. The massive Citibank system ends just north of the neighborhood and there are only a handful of dedicated bike lanes. A neighborhood this urban and dense deserves better.
Queens Blvd, while having good massing is about 10 lanes and not very pedestrian friendly. 108st has good 1-story massed commercial bldgs but angled parking.
Generally good connectivity but plenty of curvilinear roads and odd alleyway parking configurations.”