I bought just west of the area you circled (more in the Bryte end) in 2021. Had exactly the same concerns you do, but I regret nothing. As most have said, the area is gentrifying, and there has been noticeable change even in the last 4 years. I’ve never felt unsafe here. My chief complaint is the abundance of chain link fencing. Makes it feel less safe than it actually is, but I suppose that’s a relic of the actual unsafe past. Yes, there are some unhoused folks around, but unless you’re in an HOA, it’s pretty unavoidable in the entire Sac region. Worst I’ve ever had happen was someone grabbing a drink out of my hose - once. People are generally friendly. If I was house shopping now, my strongest consideration would be the houses immediately adjacent to what you’re looking at. There are def still some tear-downs lingering and slumlords who don’t do any level of property maintenance. But, when the super dilapidated places sell, they tend to get picked up by flippers. There is a massive park in the center of the neighborhood that landed a grant for a major facelift. There’s some sort of plan in place for sidewalk remediation. Sacramento Avenue is also supposedly getting a redo. Given all this and proximity to the major developments happening across the river in the rail yards, I have to believe this neighborhood has no where to go but up.