The transformation of Jack London Square is visible and commercially real. Daily foot traffic at scale sustains the kind of streetscape density that most Oakland neighborhoods lack. But city planners and community advocates note that the prosperity is corridor-specific. Areas outside the terminal zones — particularly those that once served as informal gathering spaces displaced by the new commercial activity — are experiencing concentrated social distress. The pattern raises questions that waterfront development advocates have not fully answered: whether ferry-hub prosperity distributes broadly or simply relocates disadvantage.