what you say is right. i know very well that area. I have some friends that live in that area and sometimes i visit them. i had been in pelicanos and Neptuno. good food, but nothing special.
But, this is not the boca chica we are talking about, and you know that. these people who live in this houses will never go to the real boca chica, the one for tourists. neither will hang out at night on those bars.
i'd been in the hamaca one time and that place really sucks. beach also is not great as many of your think.