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i Dedication  iii Acknowledgements  iv List of Tables  viii List of Figures  ix Chapter 1: Introduction 1 Purpose of this Study  7 Research Questions and Hypotheses  10 Chapter 2: Literature Review 11 Defining Gentrification  11 Theories of Gentrification  15 Measuring Gentrification  23 Role of Transit in Neighborhood Change  27 Transit and property value 28 Transit and gentrification  32 Gentrification and Transit in Portland, Oregon  41 Literature Summary  47 Chapter 3: Data and Methods 50 Overview & Justification  50 GIS Data 53 Housing Centroids  54 vi Independent Variables: Neighborhood LRT Access  55 Distance to Downtown  56 Analytical samples  57 Full sample of ideal study area  57 LRT subsamples  59 Demographic Data and Methods  60 Demographic Dataset: Neighborhood Change Database (NCDB)  62 Dependent Variables: SES Index and SES Change  63 Control Variables  69 Summary of Methods  71 Chapter 4: Analyses and Findings73 Analytical Methods  73 Descriptive Statistics  76 LRT distance  76 SES index  77 Control variables  87 Hot Spot Analysis  99 Pearson’s Correlations  107 Multivariate Analyses: OLS Linear Regression  111 vii Chapter 5: Discussion and Conclusion 121 Neighborhood Contexts  124 Portland’s Urban Growth Machine  126 Limitations  129 Implications for Gentrification Research  132 Directions for future research  132 References 135 Appendix A: Tables and Figures 140 Appendix B: Alternative Sampling Methods Considered 145 Appendix C: Changes to Census Questions and Coding 148

On Both Sides of the Tracks: Light Rail and Gentrification in Portland, Oregon