You can't turn a whore into a housewife overnight.
Don't know if this is the best analogy, as you usually can't turn a whore into a housewife at all! And even if it were possible, you certainly can't do it by being too cheap, lazy, or un-creative, as are most of NEFL's property owners and developers.
Really, the market decides.
The market can't decide on something that isn't ever executed. Take 3 Layers for example. Numerous people, including some of Jax's stupid property owners and developers told that business owner that such a venture would never survive "in the 'hood." Not only has it survived, it has thrived. Success as something other than a gas station, convenience store, car wash, or social service center could happen at many other sites in the urban communities if anyone in this backasswards region had any vision, originality, or understood the concepts (that are often dually-affective in Jax) of "highest and best use" and "pent up demand."
this is the same site that was the proposed site of a attractive, mid-rise, brick condo project a few years back.
This idea was better, but apparently cheap and lazy have come back into play. Hope the Planning Commission keeps saying "Hell no!" until the real entrepreneurs show up in greater numbers, and the conservative lending community takes their heads out of their tails and bets on Jax.