Neighborhood · Glenview, IL

Swainwood Eviction Risk: Moderate

3 census tracts · pop 11,561 · pop-weighted Eviction Risk Score 4.4/10 · range 4–5.1

Swainwood is a 3-tract neighborhood of Glenview, IL, population 11,561. It carries an Eviction Risk Score of 4.4/10, in the Moderate tier. around two-thirds of renters here are cost-burdened at the 30% threshold, dramatically above the Glenview rate of 37.1%.

The severe-burden share is 38%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. The strongest single driver of the headline number is rent-regulation exposure at 8.6/10. At $1,581 a month, rents sit 26% under what the rest of Glenview commands.

Scores across the 3 constituent tracts range from 4 to 5.1. A 1.1-point internal spread means block-level underwriting beats area-level here. On the softer side is economic stress, at 2.7/10.

Filings are well documented here: 113 across 3 observed tracts. Filing activity peaked in 2012 at 8.2% of renter households.

Food insecurity affects 9.8% of adults, 8.0 points below the national rate. The most recent observed rate, 1.6% in 2015, is well off that peak. Among the 4 mapped neighborhoods of Glenview, it ranks #2 by risk, the middle third.

Only 22% 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. Rent takes 15% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.

Underwrite the address, not the area: with 1.1 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

4.4

Moderate

3 tracts · population-weighted

Swainwood vs Glenview How this neighborhood stacks against the citywide average

% of income on rent

67.1% +81%

Glenview: 37.1%

Average gross rent

$1,581 -26%

Glenview: $2,148

Average HH income

$126,810 -9%

Glenview: $138,758

Poverty rate

10.7% +95%

Glenview: 5.5%

Renter share

22.3% +6%

Glenview: 21.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Swainwood and the region

Click any tract to drill in · 3 tracts span score 4–5.1

Why Swainwood scores 4.4

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 6.6–6.6 across tracts

6.6

Rent control risk

67% of income on rent · Range 8.6–8.6 across tracts

8.6

Eviction process difficulty

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

5.1

Tenant organizing strength

22% renter households · Range 5.0–5.0 across tracts

5.0

Housing court bias

County bench composition · Range 6.0–6.0 across tracts

6.0

Economic stress

10.7% below poverty line · Range 1.0–4.3 across tracts

2.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.8–5.0 across tracts

4.0

Risk score comparison

Swainwood vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Swainwood?

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

Score distribution

0246810

Spread of 1.1 points from 4 to 5.1. Moderate variation across constituent tracts.

Tracts as heat grid

5.1 4.0 4.0

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

Census tracts

3 tracts in Swainwood

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
17031805201	5.1	3,953	85%	$1,757
17031805202	4	3,891	53%	$1,760
17031802100	4	3,717	62%	$1,205

Social Vulnerability Index

CDC SVI percentile: 35

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

Socioeconomic status 31%ile

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

Household characteristics 56%ile

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

Racial/ethnic minority 50%ile

Hispanic + non-white share of population

Housing & transport 31%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Swainwood

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

Historic baseline (2000–2018)

113Total filings (sum)
4.81%Avg annual filing rate
8.2%Peak year (2012)
1.60%Latest filed (2015)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Swainwood

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

7.7%Housing insecurity
4.4%Utility shutoff threat
9.8%Food insecurity
7.4%SNAP enrollment
6.0%No health insurance
23.3%Any disability

Frequently asked

About Swainwood

What is the eviction-risk score for Swainwood?

Swainwood scores 4.4/10 (Moderate 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 Swainwood compare to Glenview overall?

Swainwood scores 1.0 points lower than Glenview overall (5.4/10). Renters spend 67% of income on rent vs 37% citywide. Average rent: $1,581 vs $2,148.

What is the average rent in Swainwood?

Average gross rent in Swainwood is $1,581/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 67% of renter households are cost-burdened.

What percentage of Swainwood residents are renters?

22% of Swainwood households are renter-occupied (vs 21% in Glenview). The neighborhood has 11,561 residents.

Is Swainwood a high social-vulnerability area?

Swainwood sits in the 35th 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 Swainwood have the highest eviction risk?

The highest-risk constituent tract in Swainwood is census tract 17031805201 (score 5.1/10). Across the 3 tracts in this neighborhood the score ranges from 4 to 5.1, a spread of 1.1 points.

How safe is Swainwood for landlords?

Swainwood carries a moderate-tier eviction-risk profile for landlords (4.4/10). 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 Glenview as a whole (5.4/10), this neighborhood is lower-risk.

What is the demographic breakdown of Swainwood?

Swainwood has 11,537 residents. Top groups: White (non-Hispanic) (67.2%), Asian (non-Hispanic) (21.5%), Hispanic / Latino (5.4%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Swainwood

4 Southgate at The Glen 3 tracts · pop 13,277 4.4 Tall Trees 3 tracts · pop 13,069 4.2 Northfield Woods 3 tracts · pop 11,520 5.2 North Edgebrook 2 tracts · pop 9,643 4.3 Forest River 3 tracts · pop 15,501 4.4 Edison Park 5 tracts · pop 20,531

Sibling neighborhoods

Other neighborhoods inside Glenview

Same parent city, ranked by score similarity to Swainwood.

4.4 Tall Trees 3 tracts · pop 13,069 4.3 Northfield Woods 3 tracts · pop 11,520 4 Southgate at The Glen 3 tracts · pop 13,277

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