inner loop neighborhoods up & coming – seeking a home

I rent in Montrose at the moment. Looking for a like area (inside the loop) in terms of coffee shops, safe night jogs or walks,. perhaps the area can someday be more developed and safe like Montrose.

I am ok being early in an area but I know that comes with some risk. budget is around 300k for a townhouse or reg house

Can anyone point me in the righ direction?