Newark does not have the housing stock that attracts people to bump out current residence. Newark is a city of wooden tenements just like Boston. It is not a city like New York and Philly where you have blocks and miles of uniform brick and Brownstone Rowhouses. The development in Newark is taking place where vacant and parking lots currently sit. Once you get 100% buildout in downtown, and that won't happen for years, then you'll see gentrification into the lower income surrounding neighborhoods. That's at least 20 years away.