1 census tracts · pop 4,958 · pop-weighted Eviction Risk Score 3/10
· range 3–3
River Hills is a one-tract neighborhood of Valrico, FL and houses 4,958 people. Scored across those inputs it reaches 3/10, placing it in the Lower tier. Against a Valrico baseline of 33.2%, roughly two in three of renters here cross the 30%-of-income line.
Average gross rent is $2,985, 54% above the Valrico average of $1,937. What pushes the score up most is supply constraint at 10/10. The voucher gap is 50.9%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
Well under the midpoint is eviction-process difficulty, at 1/10. On the softer side is economic stress, at 1/10.
Court records for this tract carry 43 eviction filings. Filing activity peaked in 2015 at 4.1% of renter households.
Recent filings have not receded much: 3.3% in 2016 against a 4.1% peak. That places it #4 of 6 neighborhoods in Valrico. At 13% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out.
The closest comparables inside the same city are Erin Arbor and Twin Lakes of Brandon.
Because the boundary contains one tract, 3/10 is simultaneously the area figure and the address-level figure. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3
Lower
1 tracts · population-weighted
River Hills vs ValricoHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority39%ile
Hispanic + non-white share of population
Housing & transport16%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
Q1
What is the eviction-risk score for River Hills?
River Hills scores 3/10 (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.
Q2
How does River Hills compare to Valrico overall?
River Hills scores 0.8 points lower than Valrico overall (3.8/10). Renters spend 70% of income on rent vs 33% citywide. Average rent: $2,985 vs $1,937.
Q3
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.
Q4
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.
Q5
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.
Q6
How safe is River Hills for landlords?
River Hills carries a lower-tier eviction-risk profile for landlords (3/10). 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 (3.8/10), this neighborhood is lower-risk.
Q7
What is the demographic breakdown of River Hills?
River Hills has 5,103 residents. Top groups: White (non-Hispanic) (75.8%), Hispanic / Latino (16.5%), Other / Multiracial (4.3%). Source: ACS 5-year 2023, table B03002.
