For me, it's not so much that I stereotype areas based on whether they're new or old, shiny or shit-holes, or anything like that, but more that I base my views of them on my experience of punts in the area previously.
Sadly, pretty much every punt in Boro is now met with trepidation, just because the last four or five I've had there have been pretty bloody dire and I now regard the whole place as a dead-space on the punting front, although I know that there are still good punts to be had. Conversely, I see Darlington quite warmly because I've not actually had a bad experience there, irrespective of whether that was in a terraced house on a pretty grubby street or a shiny new apartment.
For me, I wouldn't really rule any area out, although if I ever got to the point where I'm heading for a punt and feel unsafe in an area for any reason, I'll bail, but that ain't happened yet and hopefully I won't.
Not really an answer to the original question, I know!