Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #49,882 of 84,120 nationally
Shenandoah Eviction Risk: Lower , Dunwoody
Tract 13089021224 · DeKalb County, GA · pop 3,983 · neighborhood within 0.7 mi
In the Shenandoah area of Dunwoody, census tract 13089021224 scores 6.8/10 for eviction risk. It lands near the 92nd percentile nationally for landlord eviction risk.
64% of renter households here spend at least 30% of income on rent, a severe level, and 38% are severely burdened at 50% or more. Average rent runs $1,763 a month against an average household income of $56,964 a year, roughly 37% of income at the averages. Renters make up 66% of occupied homes, a renter-majority tract.
Risk score
3.5
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 42%
Stable renters 23%
Owners 35%
Tract context
Occupied units2,521
Renter share65.6%
SVI overall0.61
Poverty rate15.6%
Median income$56,964
Percentile rank
Higher percentile = riskier than more peers.Within parent city
92
th percentile
Very High
Within county
53
th percentile
Moderate
Within state
48
th percentile
Moderate
Geographic context
Risk heat across Dunwoody and the region
Centroid at 33.9286, -84.3014 · click any tract to drill in
Why Shenandoah scores 3.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Dunwoody
8.5
Regional political climate
2024 county presidential margin
8.4
State political climate
Georgia legislature & governorship
2.0
Economic stress
15.6% poverty · this tract
3.9
Supply constraint
$1,763 rent vs county FMR
4.6
Rent control risk
Inherited from Dunwoody
7.9
Eviction process difficulty
State law sets the calendar
1.6
Tenant organizing strength
Inherited from Dunwoody
8.8
Housing court bias
Inherited from Dunwoody
5.9
How Shenandoah compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 61
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 70%Socioeconomic
- 24%Household composition
- 72%Racial/ethnic minority
- 58%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Pandemic-era tracking (2020–2021)
- 1,585Total filings 2020-21
- 20.9Avg monthly (observed)
- 0.0Pre-pandemic baseline
- 0.00×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). Eviction Lab tracked Atlanta, GA as part of its 34-metro Eviction Tracking System.
CDC PLACES 2023 · health & economic stress
Eviction-adjacent indicators
Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.
- 11.5%Housing insecurity
- 7.0%Utility-shutoff threat
- 12.5%Food insecurity
- 9.0%SNAP enrollment
- 7.3%Transit barriers
- 11.1%No health insurance
- 15.0%Frequent mental distress
- 21.9%Any disability
Analysis
What drives eviction risk in Shenandoah
The heaviest input here is tenant organizing strength at 8.8/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Dunwoody eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores above the DeKalb County average of 6.4 and above the Georgia statewide average of 5.6. Within its own county it reads on the riskier side for landlords.
In CDC survey modeling, about 11.5% of adults here said they could not pay rent or mortgage at some point in the past year, and 7.0% faced a utility shutoff threat, a common early warning before a filing.
The tract is Black and White and ranks around the 61st percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.
For a landlord, this is a tract where process discipline pays off. Clean paperwork and steady screening keep the elevated risk manageable.
Frequently asked
About tract 13089021224
Q1
What is the eviction-risk score for census tract 13089021224?
Census tract 13089021224 in the Shenandoah neighborhood scores 3.5/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 13089021224?
Median gross rent is $1,763/month (ACS 5-year 2023, table B25064). 64% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 13089021224?
15.6% of residents in tract 13089021224 live below the federal poverty line (ACS B17001, 2023). Population: 3,983.
Q4
How socially vulnerable is tract 13089021224?
CDC Social Vulnerability Index ranks this tract in the 61th percentile nationally. Sub-themes: socioeconomic 70th, household 24th, minority 72th, housing 58th.
Q5
Is tract 13089021224 considered part of Shenandoah?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 13089021224 fall within Shenandoah (neighborhood centroid within 0.7 miles, OSM data).
Q6
What share of households in tract 13089021224 struggle to pay rent?
About 11.5% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 7.0% also reported utility shutoff threats, a frequent precursor to eviction filings.
Q7
How does tract 13089021224 compare to Dunwoody overall?
Tract 13089021224 scores 3.5/10, higher than the parent city of Dunwoody at 2.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Dunwoody eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Dunwoody
Top eight tracts in Dunwoody ranked by composite eviction-risk score.
Tract · GA
Four Oaks
4.6
/ 10 · Moderate
Tract · GA
Huntley Hills
2.9
/ 10 · Low
Tract · GA
Valley View
2.5
/ 10 · Low
Tract · GA
Valley View
1.8
/ 10 · Very Low
Tract · GA
DeKalb Highlands
1.6
/ 10 · Very Low
Tract · GA
Valley View
1.6
/ 10 · Very Low
Tract · GA
Valley View
1.3
/ 10 · Very Low
Tract · GA
Fox Hollow
1.2
/ 10 · Very Low
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