2 census tracts · pop 7,071 · pop-weighted Eviction Risk Score 3.6/10
· range 3.1–4
Grand Oaks takes in 2 census tracts of Dover, DE, population 7,071. Scored across those inputs it reaches 3.6/10, placing it in the Lower tier. Cost burden runs 49% against 34.3% citywide, putting Grand Oaks 14.5% over its own city.
Severe burden reaches 27%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. The main counterweight is economic stress, at 2/10. The filing record is not thin: 1,818 evictions logged in this tract.
Average gross rent is $1,545, 15% above the Dover average of $1,344. The worst year on record was 2012, when filings touched 62.3% of renter households. The most recent observed rate, 29.8% in 2018, is well off that peak.
That places it #10 of 10 neighborhoods in Dover. For a like-for-like read, Fox Hall and Voshell Cove score within a fraction of it. Its 2 tracts score within 0.9 points of one another, so the area figure travels well to individual addresses.
Annual rent works out to 25% of average household income of $73,382. 58% of occupied units are renter-occupied.
With little internal variation, 3.6/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3.6
Lower
2 tracts · population-weighted
Grand Oaks vs DoverHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority73%ile
Hispanic + non-white share of population
Housing & transport41%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Grand Oaks
Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
1,818Total filings (sum)
44.81%Avg annual filing rate
62.3%Peak year (2012)
29.78%Latest filed (2018)
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Grand Oaks
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
13.9%Housing insecurity
8.4%Utility shutoff threat
15.1%Food insecurity
12.9%SNAP enrollment
9.6%No health insurance
30.8%Any disability
Frequently asked
About Grand Oaks
Q1
What is the eviction-risk score for Grand Oaks?
Grand Oaks scores 3.6/10 (Lower tier) across 2 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.
Q2
How does Grand Oaks compare to Dover overall?
Grand Oaks scores 0.4 points lower than Dover overall (4/10). Renters spend 49% of income on rent vs 34% citywide. Average rent: $1,545 vs $1,344.
Q3
What is the average rent in Grand Oaks?
Average gross rent in Grand Oaks is $1,545/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 49% of renter households are cost-burdened.
Q4
What percentage of Grand Oaks residents are renters?
58% of Grand Oaks households are renter-occupied (vs 53% in Dover). The neighborhood has 7,071 residents.
Q5
Is Grand Oaks a high social-vulnerability area?
Grand Oaks sits in the 58th percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
Which tracts in Grand Oaks have the highest eviction risk?
The highest-risk constituent tract in Grand Oaks is census tract 10001041200 (score 4/10). Across the 2 tracts in this neighborhood the score ranges from 3.1 to 4, a spread of 0.9 points.
Q7
How safe is Grand Oaks for landlords?
Grand Oaks carries a lower-tier eviction-risk profile for landlords (3.6/10). Pop-weighted across 2 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Dover as a whole (4/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Grand Oaks?
Grand Oaks has 7,164 residents. Top groups: White (non-Hispanic) (43.1%), Hispanic / Latino (22.7%), Black (non-Hispanic) (21.6%). Source: ACS 5-year 2023, table B03002.
