"At first glance it seems horrible."
It's really not as bad as it looks. Pecos goes through some pretty low income areas but I used to ride the bus and I had to sit at a bus stop on Pecos and I never felt threatened. There are a couple fun bars on Pecos and there's some great Mexican restaurants. There's really cheap housing on Pecos too! I have had a few friends who lived on Pecos and their rent was cheap and they never had any problems. Except one guy got his car stolen from the parking lot at his apartment... But I think that was because he tried to be a thug. The best thing about Pecos is Water World! At 88th and Pecos is the summer Mecca of Water World!