re: Could the area between Downtown and LSU ever turn decent?

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There has been some gentrification in that area

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The area from that brick church North to the old Prince Murat was at one time a high end neighborhood.

It never grew much beyond what it was in the 70s and then declined.

There are other issues besides the slums to the East. The railroad is one. The sewage plant was one. Another is the warehouses and industrial sites along river road.

The good parts of Nicholson were smothered by all the bad and never really had a chance.

To revitalize that area would be a major undertaking and would include relocating the railroad tracks and putting in a larger pumping station to overcome the poor drainage issues.