Ignoring for now what one may think about contraction in the industry overall...
There's no reason Suffolk couldn't be redeveloped into a much smaller plant/facility for racing (i.e., reducing the size of the grandstand and clubhouse) and a bigger food/drink/hotel complex. People want to shop, drink, and eat so hell...give them what they want by reducing the cavernous and unused grandstand and parking areas.
It's 2 miles from Logan.
It has its own subway stop and the Blue Line is being modernized.
Plenty of land.
Near the beach.
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