Neighborhood · Valrico, FL

River Hills Eviction Risk: Lower

1 census tracts · pop 4,958 · pop-weighted Eviction Risk Score 1.2/10 · range 1.2–1.2

River Hills is a white (non-hispanic) neighborhood in Valrico with 1 census tract and a population of 4,958 residents. The neighborhood's pop-weighted eviction-risk score of 1.2/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 70% of renters here pay at least 30% of household income on rent, and 4% are severely cost-burdened (≥50% of income). Average gross rent of $2,985/month sits 54% higher than the Valrico citywide average ($1,937).

Risk score

1.2

Lower

1 tracts · population-weighted

River Hills vs Valrico How this neighborhood stacks against the citywide average

% of income on rent

69.8% +110%

Valrico: 33.2%

Average gross rent

$2,985 +54%

Valrico: $1,937

Average HH income

$132,837 +35%

Valrico: $98,451

Poverty rate

3.9% -55%

Valrico: 8.6%

Renter share

13.1% -38%

Valrico: 21.0%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across River Hills and the region

Click any tract to drill in · 1 tracts span score 1.2–1.2

Why River Hills scores 1.2

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 5.3–5.3 across tracts

5.3

Local political climate

Parent city governance · Range 5.8–5.8 across tracts

5.8

Rent control risk

70% of income on rent · Range 7.9–7.9 across tracts

7.9

Eviction process difficulty

State notice requirements & court backlog · Range 1.0–1.0 across tracts

1.0

Tenant organizing strength

13% renter households · Range 4.7–4.7 across tracts

4.7

Housing court bias

County bench composition · Range 6.3–6.3 across tracts

6.3

Economic stress

3.9% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 10.0–10.0 across tracts

10.0

Risk score comparison

River Hills vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in River Hills

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
12057013208	1.2	4,958	70%	$2,985

Social Vulnerability Index

CDC SVI percentile: 13

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 12%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 34%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 39%ile

Hispanic + non-white share of population

Housing & transport 16%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Eviction filings · Princeton Eviction Lab

Court-record eviction history in River Hills

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

43Total filings (sum)
3.81%Avg annual filing rate
4.1%Peak year (2015)
3.29%Latest filed (2016)

Pandemic-era tracking (2020–2021)

33Total filings 2020-21
0.5Avg monthly observed
0.6Pre-pandemic baseline
0.80×Ratio to baseline

Pandemic filings ran below baseline. Tracked under Eviction Lab Eviction Tracking System (Tacoma, WA).

Frequently asked

About River Hills

What is the eviction-risk score for River Hills?

River Hills scores 1.2/10 (Lower tier) across 1 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.

How does River Hills compare to Valrico overall?

River Hills scores 1.0 points lower than Valrico overall (2.2/10). Renters spend 70% of income on rent vs 33% citywide. Average rent: $2,985 vs $1,937.

What is the average rent in River Hills?

Average gross rent in River Hills is $2,985/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 70% of renter households are cost-burdened.

What percentage of River Hills residents are renters?

13% of River Hills households are renter-occupied (vs 21% in Valrico). The neighborhood has 4,958 residents.

Is River Hills a high social-vulnerability area?

River Hills sits in the 13th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is River Hills for landlords?

River Hills carries a lower-tier eviction-risk profile for landlords (1.2/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Valrico as a whole (2.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of River Hills?

River Hills has 5,103 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (75.8%), Hispanic / Latino (16.5%), Other / Multiracial (4.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near River Hills

2.3 Abbey Grove 3 tracts · pop 16,567 2.6 The District 2 tracts · pop 8,300 3.5 Brentwood Hills 2 tracts · pop 10,249 3.9 Allendale 3 tracts · pop 12,211 3.1 Winthrop Village 2 tracts · pop 4,676 3.2 Boyette Park 2 tracts · pop 11,359

Sibling neighborhoods

Other neighborhoods inside Valrico

Same parent city, ranked by score similarity to River Hills.

1.8 Twin Lakes of Brandon 1 tracts · pop 4,491 2.1 Abbey Grove 3 tracts · pop 16,567 2.2 Erin Arbor 1 tracts · pop 5,025 2.9 Angel Run 1 tracts · pop 5,916 3.1 Arista 1 tracts · pop 5,286

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