Why is the commercial real estate around UWM so cursed?

There have been at least 6 restaurants on the northwest corner of Oakland and Locust since 2017. The Black Rose and Monster Pizza closed and the spot lay empty for 5 years, then got filled by another pizza place for maybe less than a year before they closed too. It took something like 3 years to get one more tenant on the bottom floor of The East Sider apartment, and it's a BWWs. I'm not sure if that giant place on Downer that I think used to be a bookstore is filled yet. Halal Guys closed with almost no notice during the pandemic. There's that GW's that closed last month.

I would think that a restaurant or coffee shop near a large university campus would be an easy slam dunk of a business.