1 census tracts · pop 3,983 · pop-weighted Eviction Risk Score 5.1/10
· range 5.1–5.1
Shenandoah is a one-tract neighborhood of Dunwoody, GA, population 3,983. Scored across those inputs it reaches 5.1/10, placing it in the Moderate tier. Cost burden runs 64% against 31.1% citywide, putting Shenandoah 33.1% over its own city.
38% 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. The dominant input is tenant-organizing strength at 8.8/10.
Annualized rent equals 37% of average household income here, past the 30% affordability line, which compresses the margin any screening standard has to work with. Running cool is eviction-process difficulty, at 1.6/10. This is a renter market: 66% of occupied units are tenant-occupied.
On the high side is rent-regulation exposure at 7.9/10. That places it #2 of 9 neighborhoods in Dunwoody.
The closest comparables inside the same city are Four Oaks and Valley View. Average gross rent runs $1,763, close to the Dunwoody average.
Because the boundary contains one tract, 5.1/10 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
5.1
Moderate
1 tracts · population-weighted
Shenandoah vs DunwoodyHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority72%ile
Hispanic + non-white share of population
Housing & transport58%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Shenandoah
Aggregated across 0 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
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. Tracked under Eviction Lab Eviction Tracking System (Atlanta, GA).
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Shenandoah
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
11.5%Housing insecurity
7.0%Utility shutoff threat
12.5%Food insecurity
9.0%SNAP enrollment
11.1%No health insurance
21.9%Any disability
Frequently asked
About Shenandoah
Q1
What is the eviction-risk score for Shenandoah?
Shenandoah scores 5.1/10 (Moderate 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 Shenandoah compare to Dunwoody overall?
Shenandoah scores 0.9 points higher than Dunwoody overall (4.2/10). Renters spend 64% of income on rent vs 31% citywide. Average rent: $1,763 vs $1,859.
Q3
What is the average rent in Shenandoah?
Average gross rent in Shenandoah is $1,763/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 64% of renter households are cost-burdened.
Q4
What percentage of Shenandoah residents are renters?
66% of Shenandoah households are renter-occupied (vs 44% in Dunwoody). The neighborhood has 3,983 residents.
Q5
Is Shenandoah a high social-vulnerability area?
Shenandoah sits in the 61st 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
How safe is Shenandoah for landlords?
Shenandoah carries a moderate-tier eviction-risk profile for landlords (5.1/10). 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 Dunwoody as a whole (4.2/10), this neighborhood is higher-risk.
Q7
What is the demographic breakdown of Shenandoah?
Shenandoah has 4,660 residents. Top groups: Black (non-Hispanic) (38.7%), White (non-Hispanic) (36.9%), Asian (non-Hispanic) (17.5%). Source: ACS 5-year 2023, table B03002.
