[LouisVanDerWright]

Haha, sad but true. Rogers Park is one of those areas that are perpetually "the next big neighborhood". Though I have been hearing stories of streets like Lunt North of Loyola and West of Sheridan really popping lately. I could see some small parts of Rogers Park really cleaning up, but it's always been such a patchy place, probably because of it's immense density penetrating far inland from the lake. One area could be super nice SFH and three flats and then there's one SRO apartment building full of gangbangers around the corner. It's not that density is bad, it's just that it takes longer for gentrification to fully take hold when you have such volumes of housing stock to turn over. By the time the developers start making real inroads in turning over a place like Rogers Park, the next crash shuts it all down and sends them back to square one.

Compare this to places like the NW side where large tracts of relatively low density (2-3 unit buildings) can rapidly gentrify in just a few years. Harder to do when half the buildings are 30 unit studio apartment blocks.