Neighborhood · Evanston, IL

West End Eviction Risk: Lower

3 census tracts · pop 12,794 · pop-weighted Eviction Risk Score 3.8/10 · range 3–5.2

West End is a 3-tract neighborhood of Evanston, IL and houses 12,794 people. That produces an Eviction Risk Score of 3.8/10, Lower tier. 42% 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.

Against a Evanston baseline of 31.8%, 54% of renters here cross the 30%-of-income line. Pulling the other way is economic stress, at 1.1/10. Scores across the 3 constituent tracts range from 3 to 5.2. A 2.2-point internal spread means block-level underwriting beats area-level here.

Court records carry 195 eviction filings across its 3 observed tracts. Filing activity peaked in 2012 at 9.5% of renter households.

At $1,590 a month, rents sit 10% under what the rest of Evanston commands. The most recent observed rate, 2.8% in 2015, is well off that peak. Among the 7 mapped neighborhoods of Evanston, it ranks #7 by risk, the lower third.

Only 12% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices. The closest comparables inside the same city are Downtown and Evanston Lakeshore Historic District.

Against average income of $169,810, annual rent is only 11%, a wide affordability cushion. Poverty sits at 3%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.

For a specific building, read the per-tract breakdown below rather than the 3.8 headline, because the internal range is too wide to average safely. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.

Risk score

3.8

Lower

3 tracts · population-weighted

West End vs Evanston How this neighborhood stacks against the citywide average

% of income on rent

54.3% +71%

Evanston: 31.8%

Average gross rent

$1,590 -10%

Evanston: $1,762

Average HH income

$169,810 +77%

Evanston: $95,766

Poverty rate

3.4% -71%

Evanston: 11.9%

Renter share

11.9% -73%

Evanston: 43.8%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across West End and the region

Click any tract to drill in · 3 tracts span score 3–5.2

Why West End scores 3.8

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

State political climate

legislature & governorship · Range 5.2–5.2 across tracts

5.2

Regional political climate

County-level mix · 2024 presidential margin · Range 7.5–7.5 across tracts

7.5

Local political climate

Parent city governance · Range 6.3–7.8 across tracts

6.8

Rent control risk

54% of income on rent · Range 6.1–7.1 across tracts

6.4

Eviction process difficulty

State notice requirements & court backlog · Range 4.8–5.1 across tracts

5.0

Tenant organizing strength

12% renter households · Range 4.6–8.6 across tracts

6.1

Housing court bias

County bench composition · Range 4.7–6.1 across tracts

5.5

Economic stress

3.4% below poverty line · Range 1.0–1.2 across tracts

1.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.6–6.6 across tracts

4.0

Risk score comparison

West End vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in West End?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 2.2 points from 3 to 5.2. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

5.2 3.6 3.0

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

3 tracts in West End

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
17031809700	5.2	3,726	4%	$2,042
17031807500	3.6	3,325	69%	$1,833
17031819700	3	5,743	78%	$1,157

Social Vulnerability Index

CDC SVI percentile: 27

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 18%ile

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

Household characteristics 41%ile

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

Racial/ethnic minority 47%ile

Hispanic + non-white share of population

Housing & transport 30%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in West End

Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

195Total filings (sum)
2.68%Avg annual filing rate
9.5%Peak year (2012)
2.41%Latest filed (2015)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in West End

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

8.2%Housing insecurity
4.5%Utility shutoff threat
9.2%Food insecurity
6.7%SNAP enrollment
6.0%No health insurance
19.9%Any disability

Frequently asked

About West End

What is the eviction-risk score for West End?

West End scores 3.8/10 (Lower tier) across 3 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 West End compare to Evanston overall?

West End scores 2.8 points lower than Evanston overall (6.6/10). Renters spend 54% of income on rent vs 32% citywide. Average rent: $1,590 vs $1,762.

What is the average rent in West End?

Average gross rent in West End is $1,590/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.

What percentage of West End residents are renters?

12% of West End households are renter-occupied (vs 44% in Evanston). The neighborhood has 12,794 residents.

Is West End a high social-vulnerability area?

West End sits in the 27th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in West End have the highest eviction risk?

The highest-risk constituent tract in West End is census tract 17031809700 (score 5.2/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 5.2, a spread of 2.2 points.

How safe is West End for landlords?

West End carries a lower-tier eviction-risk profile for landlords (3.8/10). Pop-weighted across 3 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Evanston as a whole (6.6/10), this neighborhood is lower-risk.

What is the demographic breakdown of West End?

West End has 12,733 residents. Top groups: White (non-Hispanic) (62.1%), Asian (non-Hispanic) (11.9%), Hispanic / Latino (11.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near West End

5.9 Martin Luther 6 tracts · pop 25,574 5.8 Montrose 4 tracts · pop 20,648 6.1 Schorsch 8 tracts · pop 34,654 5.7 Forest Glen 3 tracts · pop 12,466 5.9 Gladstone Park 6 tracts · pop 28,802 6.5 Grayland 3 tracts · pop 8,916

Sibling neighborhoods

Other neighborhoods inside Evanston

Same parent city, ranked by score similarity to West End.

5.4 Downtown 6 tracts · pop 26,526 5.5 Evanston Lakeshore Historic District 2 tracts · pop 5,639 6 Ridgeville 6 tracts · pop 30,377 6.5 Ashland Arts District 3 tracts · pop 12,007 7 South Evanston 1 tracts · pop 2,776 7.2 Church and Dodge 2 tracts · pop 8,083

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