4 census tracts · pop 23,685 · pop-weighted Eviction Risk Score 4/10
· range 3–5.7
Shenandoah takes in 4 census tracts of Davie, FL, population 23,685. The Eviction Risk Score is 4/10, in the Moderate tier. 49% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate.
69% of renters here are cost-burdened at the 30% threshold, far above the Davie rate of 39.7%. Internally this is not one market. Tract scores span 3 to 5.7, so two buildings inside the same boundary can carry materially different risk. The dominant input is rent-regulation exposure at 8.8/10.
Well under the midpoint is eviction-process difficulty, at 1.4/10. Filings are well documented here: 468 across 2 observed tracts. On the high side is tenant-organizing strength at 7.3/10.
The worst year on record was 2003, when filings touched 24.3% of renter households. Average gross rent is $1,896, 8% below the Davie average of $2,066. The most recent observed rate, 3.6% in 2016, is well off that peak.
Among the 4 mapped neighborhoods of Davie, it ranks #2 by risk, the middle third. The closest comparables inside the same city are Pine Island Ridge and Davie. Annual rent works out to 24% of average household income of $93,440.
29% of occupied units are renter-occupied.
Underwrite the address, not the area: with 2.7 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4
Moderate
4 tracts · population-weighted
Shenandoah vs DavieHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority79%ile
Hispanic + non-white share of population
Housing & transport39%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Shenandoah
Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
468Total filings (sum)
11.99%Avg annual filing rate
24.3%Peak year (2003)
3.52%Latest filed (2016)
Pandemic-era tracking (2020–2021)
371Total filings 2020-21
1.6Avg monthly observed
2.7Pre-pandemic baseline
0.62×Ratio to baseline
Pandemic filings ran far below baseline. Tracked under Eviction Lab Eviction Tracking System (Fort Lauderdale).
Frequently asked
About Shenandoah
Q1
What is the eviction-risk score for Shenandoah?
Shenandoah scores 4/10 (Moderate tier) across 4 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 Shenandoah compare to Davie overall?
Shenandoah scores 0.3 points lower than Davie overall (4.3/10). Renters spend 69% of income on rent vs 40% citywide. Average rent: $1,896 vs $2,066.
Q3
What is the average rent in Shenandoah?
Average gross rent in Shenandoah is $1,896/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 69% of renter households are cost-burdened.
Q4
What percentage of Shenandoah residents are renters?
29% of Shenandoah households are renter-occupied (vs 33% in Davie). The neighborhood has 23,685 residents.
Q5
Is Shenandoah a high social-vulnerability area?
Shenandoah sits in the 59th 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 Shenandoah have the highest eviction risk?
The highest-risk constituent tract in Shenandoah is census tract 12011070324 (score 5.7/10). Across the 4 tracts in this neighborhood the score ranges from 3 to 5.7, a spread of 2.7 points.
Q7
How safe is Shenandoah for landlords?
Shenandoah carries a moderate-tier eviction-risk profile for landlords (4/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Davie as a whole (4.3/10), this neighborhood is in line with the citywide level.
Q8
What is the demographic breakdown of Shenandoah?
Shenandoah has 23,784 residents. Top groups: Hispanic / Latino (56.7%), White (non-Hispanic) (28.4%), Other / Multiracial (6.3%). Source: ACS 5-year 2023, table B03002.
