The Future of Gentrification

By: Hannah Kirk

In 2018 Governor Andrew Cuomo announced a series of projects and an increase of funds that will go towards the Empire State Poverty Reduction Initiative in Newburgh. The City of Newburgh, especially as of late, has seen a strong surge of gentrification. “It is making the city better for the people and the future. It is change that is needed although it can be difficult for residents during the process,” said lifelong Newburgh resident, Emma Jendrejeski.

Building complexes occupied by low-income housing and family-owned businesses have faced an increase in rent, forcing tenants and renters out. Those same buildings are now being filled with art galleries and coffee shops. Broadway Street in the city has sides that are the complete opposite of the other. On one side there is Ritz Theatre, Ann Street Art Gallery and multiple ‘hipster style’ coffee shops. On the other side of the street are abandoned apartments and buildings that are not up to code. One side already hit by the gentrification of the neighborhood, and one side that is still waiting.

2 Alices Coffee Lounge is located at 117 Broadway. The world inside the shop is far different than the world across the street. Along with being a lifelong resident of Newburgh, Jendrejeski also works at 2 Alices. “Since I was a kid, there is an obvious change in the city. It has calmed down a lot, and there has been a decrease in violence. There are not as many local thugs, there is housing flipping, it’s awesome,” she explained.

Broadway, opposite of 2 Alices Coffee Lounge

Jendrejeski does acknowledge how strange is it to work on a side of a street that is drastically different than the other side. “It is apart of the process of change. It can’t happen all at once, that would be even worse for the city,” Jendrejeski said.

Jendrejeski at 2 Alices Coffee Lounge

Salvatore Fratto is a senior at Stony Brook University, lives in Newburgh and works at Galati Pools & Spas in Newburgh. Fratto describes Broadway Street as an area where most the gentrification has been seen within the city.

“It has its pros and cons. It helps to bring positive energy to the city, but it can displace low-income residents. Overall, I believe it is bad. It is good for people to try to get involved in startups and community events, but I worry about how it will displace or hurt residents,” said Fratto.

Hudson Valley Pattern for Progress (HVPP) is an organization that tracks the gentrification and urban revitalization in different areas. In their process, HVPP researches how gentrification can positively and negatively affect communities with gentrification. How do communities benefit and how will it impact different opportunities for people.

2 Alices Coffee Lounge on the Gentrified half

For all the support reasons described by HVPP also have a reason against gentrification attached to it. While gentrification can lead to population growth and increase of residents with resources, it displaces the current residents. It can increase the quality and quantity of housing stock, however, it leads to increased mortgage and rent. It can improve credit scores in gentrifying neighborhoods, but it causes less investment in non-gentrifying areas. It can decrease crime and poverty, however the crime the poverty can move to other parts of the urban area that are not gentrifying. It can lead to commercial and residential development but can lead to higher property taxes and become unaffordable for some residents.

“It is a double-handed sword. It takes away from what Newburgh in, but it makes it better. More people are coming here to live and visit. But I am not sure the city is ready for total gentrification,” Said Jendrejeski.

Chantal Fairclough is a sophomore at SUNY Orange in Newburgh. Fairclough has lived in Newburgh for the majority of the time the gentrification process has increased in pace. She believes gentrification is good for the city because the housing conditions improve. Although it can cause rent and cost to increase, the money will return into the city and it can help to ensure the buildings are safe and up to code.

Artwork on the corner of Broadway and Grand

Jendrejeski compares Newburgh to Beacon, which has been gentrified. However, with that, she also mentions that the rent rate in Beacon is way too high for the average renter. “Newburgh is filled with hard-working individuals who work two to three jobs. To have rent that is in the thousands is ridiculous.”

Whether residents approve or not, gentrification in Newburgh is happening rapidly and will continue to do. The progress that is being made is very small but is happening rapidly in those small increments.

Broadway represents the city Newburgh was, and the city it is becoming. Jendrejeski said, “There is so much history that should not be lost. The city and the people have so much character, I hope this process continues to bring people in so we can share who we are as a city.”