Neighborhood · Hoffman Estates, IL

Valley in the Park Eviction Risk: Lower

4 census tracts · pop 19,554 · pop-weighted Eviction Risk Score 3.7/10 · range 3.1–5.5

Valley in the Park is a 4-tract neighborhood of Hoffman Estates, IL and houses 19,554 people. That produces an Eviction Risk Score of 3.7/10, Lower tier. Cost burden runs 47% against 29.6% citywide, putting Valley in the Park 17.0% over its own city.

Scores across the 4 constituent tracts range from 3.1 to 5.5. A 2.4-point internal spread means block-level underwriting beats area-level here. The clearest offset is economic stress, at 1.8/10.

The severe-burden share is 20%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. Filings are well documented here: 890 across 4 observed tracts.

Filing activity peaked in 2014 at 25.1% of renter households. The most recent observed rate, 4.1% in 2015, is well off that peak.

At $1,629 a month, rents sit 6% under what the rest of Hoffman Estates commands. Poverty sits at 7%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Annual rent works out to 21% of average household income of $94,002.

46% of occupied units are renter-occupied.

Underwrite the address, not the area: with 2.4 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

3.7

Lower

4 tracts · population-weighted

Valley in the Park vs Hoffman Estates How this neighborhood stacks against the citywide average

% of income on rent

46.6% +57%

Hoffman Estates: 29.6%

Average gross rent

$1,629 -6%

Hoffman Estates: $1,734

Average HH income

$94,002 -14%

Hoffman Estates: $109,683

Poverty rate

7.0% +31%

Hoffman Estates: 5.3%

Renter share

46.2% +79%

Hoffman Estates: 25.8%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Valley in the Park and the region

Click any tract to drill in · 4 tracts span score 3.1–5.5

Why Valley in the Park scores 3.7

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 6.3–6.3 across tracts

6.3

Rent control risk

47% of income on rent · Range 4.5–4.5 across tracts

4.5

Eviction process difficulty

State notice requirements & court backlog · Range 5.0–5.0 across tracts

5.0

Tenant organizing strength

46% renter households · Range 5.8–5.8 across tracts

5.8

Housing court bias

County bench composition · Range 3.9–3.9 across tracts

3.9

Economic stress

7.0% below poverty line · Range 1.0–4.8 across tracts

1.8

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.3–7.9 across tracts

4.3

Risk score comparison

Valley in the Park vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Valley in the Park?

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

Score distribution

0246810

Spread of 2.4 points from 3.1 to 5.5. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

5.5 3.5 3.1 3.1

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

Census tracts

4 tracts in Valley in the Park

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
17031804715	5.5	3,777	51%	$1,528
17031804713	3.5	5,097	48%	$1,700
17031804709	3.1	8,425	38%	$1,460
17031804706	3.1	2,255	70%	$2,273

Social Vulnerability Index

CDC SVI percentile: 56

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 46%ile

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

Household characteristics 37%ile

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

Racial/ethnic minority 72%ile

Hispanic + non-white share of population

Housing & transport 72%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Valley in the Park

Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

890Total filings (sum)
3.00%Avg annual filing rate
25.1%Peak year (2014)
2.97%Latest filed (2015)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Valley in the Park

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

12.3%Housing insecurity
6.4%Utility shutoff threat
16.2%Food insecurity
11.8%SNAP enrollment
10.8%No health insurance
24.6%Any disability

Frequently asked

About Valley in the Park

What is the eviction-risk score for Valley in the Park?

Valley in the Park scores 3.7/10 (Lower tier) across 4 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 Valley in the Park compare to Hoffman Estates overall?

Valley in the Park scores 0.8 points lower than Hoffman Estates overall (4.5/10). Renters spend 47% of income on rent vs 30% citywide. Average rent: $1,629 vs $1,734.

What is the average rent in Valley in the Park?

Average gross rent in Valley in the Park is $1,629/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 47% of renter households are cost-burdened.

What percentage of Valley in the Park residents are renters?

46% of Valley in the Park households are renter-occupied (vs 26% in Hoffman Estates). The neighborhood has 19,554 residents.

Is Valley in the Park a high social-vulnerability area?

Valley in the Park sits in the 56th 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.

Which tracts in Valley in the Park have the highest eviction risk?

The highest-risk constituent tract in Valley in the Park is census tract 17031804715 (score 5.5/10). Across the 4 tracts in this neighborhood the score ranges from 3.1 to 5.5, a spread of 2.4 points.

How safe is Valley in the Park for landlords?

Valley in the Park carries a lower-tier eviction-risk profile for landlords (3.7/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Hoffman Estates as a whole (4.5/10), this neighborhood is lower-risk.

What is the demographic breakdown of Valley in the Park?

Valley in the Park has 19,073 residents. Top groups: White (non-Hispanic) (41.5%), Asian (non-Hispanic) (27.3%), Hispanic / Latino (25%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Valley in the Park

3.3 Arbor Glen 3 tracts · pop 12,082 4.2 Creekside 2 tracts · pop 7,715 3.9 Plum Grove Village 2 tracts · pop 13,386 3.9 Williamsburg 3 tracts · pop 14,898 4.1 Schnells Corner 3 tracts · pop 17,745 3.6 Southwicke 5 tracts · pop 18,407

Sibling neighborhoods

Other neighborhoods inside Hoffman Estates

Same parent city, ranked by score similarity to Valley in the Park.

3.3 Arbor Glen 3 tracts · pop 12,082

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