I actually think this is one of the more interesting areas around Jacksonville - almost an area 'that time forgot'..
It hasn't fallen to the hand of some honcho politician looking to 'revitalize' an area via razing it and displacing it's citizens only to end up with vacant lots. Lots of beautiful old structures ripe for rehabilitation and reuse. I think the fact that McCoy's Creek and I-95/10 separating it off is actually a good thing. I was recently in the area at EcoRelics and feel this could be a nice mixed use/industrial/artists district.. Now if JEA could just get on a light rail plan, with the first stop from Jax Terminal located along Goodwin Street between Forrest & McCoy's Creek Blvd, this area would have nice connectivity and potential for future growth - any TOD would be one stop from downtown, removing the barriers of the creek and highway, and allow for nice connectivity.