the most livable neighborhoods in ny

8/13/2019 The Most Livable Neighborhoods in NY

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(Photo: Jeff Chien-Hsing Liao)

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The Most LivableNeighborhoods in New YorkA quantitative index of the 50 most satisfying places to live.

By Nate Silver Published Apr 11, 2010

hen I moved to New York from

Chicago last April, I had an

awful lot of trouble picking a

neighborhood. I looked at apartments

almost everywhereWilliamsburg, Park

Slope, Carroll Gardens, Chinatown,

Tribeca, Soho, the Lower East Side,

Greenwich Villageand each seemed tohave its own pitfalls and charms. Eventually, I settled on a place just off Atlantic

Avenue in Brooklyn Heights, a neighborhood that, ironically, hadnt been on my

not-so-short list originally. Ive been happy here, but like most New Yorkers, I suffer

from a bit of grass-is-greener syndrome. Would I be better off living in Astoria?

Prospect Heights? Chelsea?

It is of course impossible to come up with a completely objective answer to that

question, but there is value in trying to understand and measure livability. Luckily,

there is a wealth of information to study. The Bloomberg administration gathers

reams of data about almost every element of life in the cityfrom potholes to infant-

mortality ratesas do New York Universitys Furman Center and the U.S. Census

Bureau. Sites likeYelpprovide a reasonably objective perspective on the popularity

of neighborhood bars and restaurants. StreetEasy.comand Zillow.compublish the

costs of apartment space per square foot. Ethnic diversity is now broken down in

much finer gradients than black and white: You want to know how many Albanian-

Americans there are in Sheepshead Bay? The answer is 734.

Our goal was to take advantage of this wealth of data and apply a little bit of science

to the question. If there was anything that could plausibly affect ones quality of life

in a particular neighborhood, we tried to incorporate it. We sorted the dozens and

dozens of statistics we compiled into twelve broad categories: housing cost (as

measured on a price-per-square-foot basis, for both renters and buyers), housing

quality (historic districts, code violations, cockroaches), transit and proximity

(commute times to lower Manhattan and midtown, the density of subway coverage),

safety (as measured by violent- and nonviolent-crime rates), public schools (test

scores and parent satisfaction), shopping and services (the number of neighborhood

amenities, especially supermarkets), food and restaurants (judged by density and

quality of options), bars and nightlife (ditto), creative capital (arts venues as well as

the number of residents engaged in the arts), diversity (in terms of both race and

York Neighborhoods Ranked - Best Places to Live in NYC... http://nymag.com/realestate/neighborhoods/2010/6537

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income), green space (park and waterfront access, street trees), and health and

environment (noise, air quality, overall cleanliness).

Of course, not all of these categories are equally important: Most people would value

safety over access to cool bars; public schools may be very important to some and

not at all to others. The formula we finally devised weighted the categories based on

a combination of objective and subjective approaches. On the one hand, we thought

about what factors might be most important to five different types of New Yorkers,

then averaged their answers together. On the other hand, we conducted an online

survey of over 3,000 people nationwide and 700 in New York, asking respondents to

rate the factors most important to them. Reassuringly, the two approaches produced

very similar results, and we settled upon:

Housing Cost:25 percent

Transit:13 percent

Shopping and Services:9 percent

Safety:8 percent

Restaurants:8 percent

Schools:6 percent

Diversity:6 percent

Creative Capital:6 percent

Housing Quality: 5 percent

Green Space: 5 percent

Health and Environment:5 percent

Nightlife: 4 percent

Perhaps the most difficult decision was how to weight affordability. More expensive

neighborhoods are generally more expensive for a reason; the correlation between

prevailing rents and a neighborhoods amenities is high. We went with 25 percent

simply because it represents the midpoint between the best-bang-for-the-buck

scenario and the cost-is-no-object scenario.

That was not the end of our challenges. How does one define a neighborhood? In the

most literal sense, we defined neighborhoods block by block, Census tract by Census

tract, corresponding to generally accepted, commonsense boundaries. They vary

greatly in sizefrom about 8,000 people (Todt Hill in Staten Island) to more than

220,000 (the Upper West Side and Upper East Side). So statistics were tabulated on

a per-capita or a per-square-mile basis. We assessed 60 neighborhoods in all,

though only the top 50 are ranked in these pages.

It was important to go into this much excruciating detail because New York contains

an abundance of great neighborhoods. The differences in our list sometimes boiled

down to tenths or even hundredths of a percentage point, with the subtlest tweak in

how we weighted the component factorsespecially costsending neighborhoods

zooming up or down in rank.

A few of our models conclusions are liable to be controversial. The front of the list is

dominated by brownstone Brooklyn. This is largely due to how we calibrated the


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Prospect Park adjacent to Park Slope.


cost variable: Pay slightly less attention to price, and Manhattan starts to dominate;

if price matters more, a number of Queens neighborhoods rise toward the top. But

this group of Brooklyn neighborhoods is generally the most balanced in the city,

with few obvious drawbacks and plenty of charm.

On the other side of the spectrum are the Upper East Side and Upper West Side,

which ranked just 35th and 36th, respectively. These are large neighborhoods, and

some individual parts of them might have ranked higher. But the principal issue is

value. Compare Brooklyn Heights and the Upper West Side: They score within a few

points of each other in most categories (including transitcommute times to Union

Square are identical, at eighteen minutes). But Brooklyn Heights is about $1,000 a

month cheaper for a comparable two-bedroom apartment. Likewise, compare

Harlem, which ranked a disappointing 50th, to Fort Greene, which placed 18th. Fort

Greene wins out in schools, safety, creative capital, housing quality, diversity,

shopping, foodand affordability.

The East Village and, especially, the Lower East Side scored better than some might

expect. Although nightlife makes up just 4 percent of the ratings, it does make some

difference in these cases: The LES would fall three places without it, and the East

Village would move from tenth to sixteenth. But these neighborhoods are appealing

even to those who would never venture into a bar, as they also have excellent

restaurants and shopping, and are more diverse and less expensive than their

immediate neighbors.

The top 25 include a pretty even mix of Manhattan, Brooklyn, and Queens, of more

affordable and less so, of hip and square. This is not a reflection of our methodology

so much as a reflection of neighborhood life in New York. Of course no static set of

rankings canor shouldcompletely satisfy any one individual. Livability means

different things to different people. Our Livability Calculatorallows you to

determine for yourself which factors are most important and see how the rankings

re-sort themselves to point to your ideal neighborhood. But not even the most

thorough and personalized statistical analysis can override a gut feeling: that

sensation of stepping out of the subway and knowing that you are home.

1. Park Slope

15th St. to Flatbush Ave., Prospect Park

West to Fourth Ave.

No neighborhood is the butt of more

stroller jokes or the recipient of more

anti-gentrification scorn. But any way

you slice it, Park Slope is the very definition of a well-rounded neighborhood. Of the

dozen categories we tallied, it falls just slightly below average in two: affordability

(the average two-bedroom rental is $2,275) and diversity. In all other areas, its

somewhere between above grade and superlative: Its blessed with excellent public

schools, low crime, vast stretches of green space, scores of restaurants and bars, a


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The Lower East Side at night.


diverse retail sector, and a population of

more artists and creatives than even its

reputation for comfortable

bohemianism might suggest (more, in

fact, than younger, trendier

Williamsburg). It might not be

everyones idea of a perfect

neighborhood, but statistically speaking

(by a hair), theres nowhere better.

2. Lower East Side

Canal St. to Houston St., East River to Bowery

Suppose we told you about a

neighborhood with some of the citys

best nightlife, along with outstanding

restaurants and shops. Its conveniently

located in Lower Manhattan. Its vital

and energetic, gentrifying but

reasonably diverse. And a two-bedroom

apartment costs around $2,300 a

month. Sounds too good to be true, but the numbers tell the story. Yes, the Lower

East Side has some prominent warts: Its housing stock is fairly run-down. Its noisy.

And not everyone wants to livewhere they go out. But few other neighborhoods

offer such a complete New York City experience at this price point.

3. Sunnyside

Greenpoint Ave. and First Calvary

Cemetery to Northern Blvd. (along the

census tract), 44th St. and Locust to

Van Dam St.

Sunnyside is a hidden gem if there ever

was onethough its communities of

Armenians, Romanians, Indians,

Bangladeshis, Chinese, Koreans,

Colombians, and Ecuadorans have

known about its attributes for years. Its

flat-out cheap (and not just by New York

standards): A typical two-bedroom costs

$1,300 a month. And thats in a safe, quiet neighborhood with better-than-average

schools thats just sixteen minutes to Times Square on the 7 train. Although its a bit

lacking in restaurants and nightlife, its a quick livery ride to both Greenpoint and

Astoria.

4. Cobble Hill & Boerum Hill


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Union St. to Wyckoff St/Warren St., Fourth Ave. to the harbor

Squeezed between the similarly

charming (and high-ranking)

neighborhoods of Carroll Gardens and

Brooklyn Heights, Cobble Hill offers the

best of both of those worlds. Its one

stop closer to Manhattan on the F train

than the former, and $200 to $300

cheaper per month than the latter.

Smith and Court Streets are among the most interesting and diverse retail corridors

in the city, and the housing stock is superb, with beautiful and well-maintained

nineteenth-century homes and plenty of modern amenities.

5. Greenpoint

N. 14th St./Nassau Ave./McGuiness Blvd. to Newtown Creek, Newtown Creek to

East River

Another surpriseand for a surprising

reason: Greenpoint has some of the best

public schools in the city, achieving high

test scores and parent-satisfaction

ratings, in spite of (or perhaps because

of) its small population. It is slightly

cheaper and safer than adjacent

Williamsburg and has a respectable

number of restaurants and bars. There are downsides: The retail coverage is patchy,

there are few parks, and it sits on top of an underground oil spill that is still being

cleaned up after 30 years. But as long as you dont go swimming in Newtown Creek,

its a vibrant, affordable place to raise a family.

6. Brooklyn Heights

Atlantic Ave. to Old Fulton St., East River to Court St./Cadman Plaza

Though its the most expensive

neighborhood in the outer boroughs,

Brooklyn Heights is arguably still a good

deal. Commute times into the densestparts of Manhattan are faster than all

but a few neighborhoods on the island

itself. Throw in the newly expanded

Brooklyn Bridge Park; perhaps the most

beautiful homes in the city (the entire neighborhood is a historic district); and safe,

clean, tree-lined streets, and it clearly has a lot to offer. Whats missing? The main

retail artery, Montague Street, is underwhelming, and theres little diversity.


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7. Carroll Gardens & Gowanus

15th St. to Union St., Fourth Ave. to Interstate 278 (BQE)

Tree-lined streets, beautiful

brownstones with front and back

gardens, a diverse array of restaurants

and bars, good local delis and Italianmarkets: Carroll Gardenss charms are

well catalogued. (Its sister

neighborhood, Gowanus, splayed along

the Superfunded banks of the Gowanus

Canal, is desirable primarily for its proximity to said charms.) It scores a bit lower

than nearby Cobble Hill because some of its more attractive properties are

family-owned and rarely come onto the rental market.

8. Murray Hill

34th St. to 40th St., East River to Madison Ave.

Its decidedly unhip, which may be why

Murray Hill is $500 to $1,000 cheaper

per month than most of the surrounding

neighborhoods. But its extremely safe,

the schools are good, and its residences

are modern and well maintained (if

architecturally middling). The famously

fratty neighborhood gets a little extra

flavor from its excellent Indian, Korean, and Sichuan restaurants. And though

transit access can be a problem in the neighborhoods eastern reaches, the eventual

completion of the Second Avenue subway will solve that problem.

9. Prospect Heights

Eastern Pkwy. to Atlantic Ave., Franklin Ave. to Flatbush Ave.

Though it is invariably thought of as

up-and-coming (perhaps because of all

the bars and restaurants popping up in

recent years), Prospect Heights is in facta fairly well-established and diverse

middle-class outpost. It offers excellent

train access to Manhattan, a bounty of

green space thanks to Prospect Park,

and reasonable rental prices (an average two-bedroom costs $1,675). But the quality

of housing varies significantly from block to block, with well-kept brownstones and

new developments juxtaposed with properties in a state of disrepair.

10. East Village


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Houston St. to 14th St., East River to Fourth Ave.

The neighborhood with the highest

concentration of bars in the city (if not

the world) scores off the charts in all the

expected areas: retail diversity,

restaurant density, proximity to

nightlife, and desirability to the creative

classes, with only schools and

affordability truly lacking. With a typical

two-bedroom running at about $3,300 per month, its expensive. But thanks to

nearby NYU, the East Village has more income and ethnic diversity than most of its

neighbors.

11.Astoria

36th Ave. to Twentieth Ave./Con Ed Power Plant/19th Ave., Ditmars Blvd./BQE

/Northern Blvd. to East River

Most Manhattanites know Astoria only

for its beer gardens, but this

largeabout 170,000 peopleand

eclectic neighborhood has much more to

offer, including reasonably priced

housing, strong ethnic clusters that have

weathered the first waves of

gentrification, good shopping at both

local markets and big-box retailers, and pedestrian-friendly streets. The downside is

a lack of foliage and park access, as well as a commute that is reasonable to midtown

but cumbersome to lower Manhattan.

12. Bay Ridge

65th St. to Interstate 278 (BQE), Belt Pwy. to Shore Rd.

The south Brooklyn standout is safe,

quiet, and close to harborside jogging

paths and parks. A diverse mix of

blue-collar Italian, Irish, and Arab

communities take advantage of goodpublic schools, excellent housing stock,

and a better-than-you-think food scene.

The commute into Manhattanabout

40 minutes to Union Square without waiting or walking timeis pushing the limits

of what most people will tolerate, but thats why rents ($1,275 average for a

two-bedroom) remain so affordable.

13.Woodside


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Tribeca.


Long Island City.


Calamus Ave./Maurice Ave./Maspeth

Ave. to Northern Blvd., BQE to 44th St.

and Locust

While its neighbor Sunnyside scores

slightly higher in most categories,

Woodside has many of the same good

things going for it: low crime, good

schools, affordability, and diversity

(with a population divided nearly

equally among whites, Hispanics, and

Asians). Thanks to the plethora of Irish

bars around Roosevelt Avenue,

Woodside offers a bit more in the way of

nightlife.

14. Tribeca

Vesey St. to Canal St., Broadway to Hudson River

By many criteria, Tribeca could be

considered the best place to live in the

city. It lands in the top ten in eight of the

twelve categories we measured, enjoying

minuscule crime levels, great schools,

tons of transit, well-planned waterfront

access, and light-filled loft-type

apartments in painstakingly rehabbed

industrial buildings. But having already overtaken the Upper East Side as the citys

richest precinct, it is prohibitively expensive, and any traces of racial and income

diversity are long gone.

15. Jackson Heights

Roosevelt Ave. to Grand Central

Parkway, Junction Blvd./Jackson Mill

Rd./94th St. to BQE

Jackson Heights offers something that

most Queens neighborhoods dont:appealing older housing stock. Many of

the apartments and co-ops in its

extensive historic district feature private

gardens. Transit, however, is a

challenge: Although Jackson Heights is

blanketed with subway stations,

commutes to midtown can be sluggish,

averaging about 25 minutes.


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16. Long Island City

Newtown Creek to 36th St., Northern Blvd./Queens Blvd./Van Dam St. to East

River

A discordant mishmash of artists and

investment bankersits twin totems are

P.S. 1 and the Citigroup buildingLong

Island City has one foot planted in

Queens (excellent diversity) and the

other in Manhattan (very favorable

commute times to midtown). Still, the

seams sometimes show, as the

neighborhood has a fairly high crime rate and poor public schools.

17. Midtown East

40th St. to 59th St., East River to Fifth Ave.

The population of Midtown East shrinks

from about 200,000 in the daytime to

barely more than 40,000 at night, which

makes it tricky to evaluate: It obviously

has abundant services during the day,

but some businesses close up shop once

the commuters are gone. That leaves

residents (who pay a whopping $3,725

for the average two-bedroom) with some very expensive restaurants, as well as

cheesyfaux-Irish pubs. Still, its hugely convenient. And although youll sometimes

hear that midtown has high crime rates, most of that is petty crime, like

pickpocketing, directed at tourists; violent-crime rates are very low.

18. Fort Greene & Clinton Hill

Atlantic Ave. to Nassau Ave./Flushing Ave., Pratt Institute/Classon Ave. to

Flatbush Ave.

Another dynamic and well-rounded

Brooklyn neighborhood. Once

predominantly black, it now touches just

about every corner of the race-incomematrix, including a large black middle

and upper-middle class. Much of the

neighborhood is in a historic district,

and its homes, especially in Clinton Hill,

are often majestic. The Pratt Institute gives it some gravity as an artistic center. Its

crime and public-school rankings remain below average, however, which is why its

still cheaper to live here than next door in Boerum Hill or Park Slope.


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19. Dumbo & Downtown Brooklyn

Dumbo: Sands St. to East River, Brooklyn Bridge (through to the Brooklyn Navy

Yard) to Manhattan Bridge

Downtown Brooklyn: Wyckoff St./Warren St. to Sands St., Flatbush Ave. to Court

St./Cadman Plaza

Two half-neighborhoods with glaringweaknesses that look better when

combined. Dumbo supplies the art

galleries and waterfront access but is

expensive; Downtown Brooklyn

provides the stadium-seating multiplex

and public-transit hub, but is high in

crime and bereft of nightlife. This area

received the highest score of any (95 points) in our creative-capital category: People

in the arts constitute about 20 percent of its workforce.

20.Williamsburg

Flushing Ave. to North 14th St./Nassau Ave./McGuinness Blvd./Meeker Ave.,

Newtown Creek to Kent Ave.

Few other enclaves inspire the kind of

love-it-or-loathe-it partisanship that this

one does. But the thing to remember is

that Williamsburg is actually a rather

large neighborhood, both in population

(its home to about 125,000 people,

about the same as Harlem) and

geography. Near the L-train stops, it

offers a fantastically hip (or annoying, depending on your disposition) array of bars,

restaurants, and shopping, and some sparkling new developments. The eastern and

southern borders are more affordable but less safe, and lag in retail density and

access to green space.

21. Central Greenwich Village

Houston St. to 14th St., Fourth Ave. to

Sixth Ave.

Entertainment options galore, but very

expensivemany residents live in

subsidized student housing.

22. Flushing, Queens

Horace Harding Expressway to Willets Pt. Blvd., Francis Lewis Blvd./Utopia

Pkwy. to Whitestone Expressway and Van Wyck

Dense food-rich downtown surrounded by a mini-suburbia with high-ranking


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schools and low crime rates. Con: A lifetime on the 7 train into Manhattan.

23. Battery Park & Financial District

Battery Park City: Southern tip of Manhattan to Vesey St., Broadway to Hudson

River

Financial District: Chambers St. to southern tip of Manhattan, East River to

Broadway

As quiet, safe, and conveniently located as Tribeca, but without much neighborhood

life; can feel abandoned at night.

24.West Village

Houston St. to 14th St., Sixth Ave. to Hudson River

Theres a lot to love, which is the problem:Everybodyloves it. If it werent so

expensive, the housing, restaurants, nightlife, and greenery would place it at the top

of the list.

25. Flatiron & Gramercy

14th St. to 34th St., East River to Broadway

The league-average hood is mostly bereft of bars and restaurants despite being

rebranded as the more fashionable NoMad (see more here).

26. Chelsea

14th St. to 29th St., Broadway to Hudson River

Charming in some places (especially its 400-gallery art colony) and less so in others,

including some pockets with high crime.

27. Sheepshead Bay, Brooklyn

Sheepshead Bay to Ave. P/Kings Highway, Nostrand Ave./Gerritsen Ave./Knapp

St./Shell Bank Ave. to Ocean Pkwy.

Far from the action but close to the sea; quiet, safe, and clean, with good public

schools.

28. Soho

Canal St. to Houston St., Lafayette St. to Hudson River

Great bars, restaurants, and retail. Bustling during the day, relatively quiet at night,

expensive all the time.

29 Nolita & Little Italy

Canal St. to Houston St., Bowery to Lafayette St.

Virtues and vices are similar to Soho; very expensive and too crowded for greenspace.

30. Brighton Beach, Brooklyn

Atlantic Ocean at the Riegelmann Boardwalk to Neptune Ave., Manhattan Beach

at Corbin Place to Ocean Pwy.

A lot of character, homes in good repair, and some fine Russian restaurants. A bit

pricey considering the long commute times.

31. Inwood


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Dyckman St. to northern tip of Manhattan, Harlem River to Hudson River

In Manhattan, but not of it; on balance, less convenient than many neighborhoods

in Brooklyn and Queens.

32. Corona Park, Queens

Long Island Expressway to Northern Blvd., Van Wyck to Junction Blvd.

An affordable haven for immigrant families, with more green space than most parts

of Queens; lacks some of the restaurants and shopping of Jackson Heights and

Flushing.

33. Red Hook, Brooklyn

Red Hook peninsula between Buttermilk Channel, Gowanus Bay, and Gowanus

Canal to Hamilton Ave

A few blocks worth of well-regarded restaurants and bars (not to mention Ikea and

Fairway) are offset by a large and impoverished housing project and terrible transit.

34. Midtown West

29th St. to 59th St., Madison Ave. to Hudson River

More cultural cachet than Midtown East, but much grittier, with modestly high

crime rates (especially around Port Authority) and a high incidence of air, asbestos,

and noise complaints.

35. Upper East Side

59th St. to 96th St., East River to Fifth Ave.

Famously safe, charming, green, and beautiful, but other neighborhoods offer those

same virtues while also being cheaper and more densely packed with entertainment.

36. Upper West Side

59th St. (excluding Columbus Circle) to 110th St., Central Park West to Hudson

River

Some of the most desirable property in the city is on Central Park West, but

Amsterdam Avenue is a morass of mid-rises and much of the neighborhood lacks

street life.

37.Washington Heights

155th St. to Dyckman St., Harlem River to Hudson River

For better or worse, it has mostly escaped the forces of gentrification; its much safer

than reputed, with a falling crime rate.

38. Riverdale, the BronxHarlem River to Yonkers, Van Cortlandt Park / Broadway to Hudson River

The highest-ranking representative of the Bronx; fairly safe but with subpar public

schools and little in the way of restaurants. Better commute times than youd think:

about 30 minutes to Columbus Circle.

39. Sunset Park, Brooklyn

65th St. to 36th St. (along the south end of Greenwood Cemetery), Ninth Ave and

Borough Park to Upper New York Bay

Safe and diverse and has some of the boroughs best ethnic restaurants, though not


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as cheap as Bay Ridge to the south or as charming as Windsor Terrace to the north.

40. New Dorp, Staten Island

Cedar Grove Ave.to Staten Rapid Transit Railroad, Elm Tree Ave. to Oak Ave.

Good middle-class neighborhood with well-maintained homes and virtually

nonexistent crime, though the public schools are just average.

41. West Brighton, Staten Island

Forest Ave. to Richmong Ter., Bard Ave. to Clove Rd.

A little more urban than New Dorp; fairly diverse and with a decent retail strip. But

crime rates are higher.

42. Chinatown

Chambers St. to Canal St., East River to Centre St.

Overpriced given the housing quality, but more reasonable than Soho. Good schools,

but underserved in terms of transit.

43. St. George, Staten Island

Victory Blvd. to Richmond Ter., Bay St. to Westervelt Ave.Very diverse; has a few blocks near the waterfront with distinct architecture. Most of

the neighborhood suffers from a lack of retail and mediocre schools.

44. Belmont, the Bronx

E. 183rd St. to Fordham Rd., Southern Blvd. to Webster Ave.

Cheap rent ($675 on average), terrific Italian food, lots of Fordham students, but

also high crime, tenement housing, and poor transit.

45. Co-op City, the Bronx

Relatively low crime rates and a diverse and distinctly middle-class population, but

its more than an hours commute into Manhattan.

46. Morningside Heights

110th St. to 155th St., St. Nicholas Ave. to the Hudson River

Diverse neighborhood, better for grocery shopping than nightlife; higher prices

relative to its location, probably because of the captive audience of Columbia

professors.

47. Roosevelt Island

In theory, this should be a small town within a big city, but it never quite developed

its own retail or street culture; notoriously inconvenient, especially now that the

tram is down for repairs.

48. Bedford Park, the Bronx

Hall of Fame Terrace/Aqueduct Ave./Jerome Ave./Fordham Rd. to Woodlawn

Cemetery/Moshulu Golf Course/Gun Hill Rd./ Jerome Ave., Webster Ave. and

Bronx Park to Golden Ave. and Harlem River

Accessibility, schools, and crime rates hold up well compared to most of the

Bronxbut poorly relative to the rest of the city.


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49. Parkchester, the Bronx

Cross Bronx Expwy - Westchester Ave. to East Tremont Ave., Castle Hill to Bronx

River Pkwy.

Unstellar prewar housing, below-average schools, and long commutes, but an

average two-bedroom costs $625 a month.

50. Harlem

Central Harlem: 110th St. to Harlem River, 5th Ave. to St. Nicholas Ave.

East Harlem: 96th St. to Harlem River, East River to 5th Ave.

A surprisingly lackluster performer. Despite radical changes in recent years, crime is

still relatively high and the public schools could still use improvement.


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