Neighborhood · Glen Ellyn, IL

Valley View Eviction Risk: Lower

1 census tracts · pop 4,645 · pop-weighted Eviction Risk Score 1.1/10 · range 1.1–1.1

Valley View is a white (non-hispanic) neighborhood in Glen Ellyn with 1 census tract and a population of 4,645 residents. The neighborhood's pop-weighted eviction-risk score of 1.1/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 15% of renters here pay at least 30% of household income on rent, and 5% are severely cost-burdened (≥50% of income). Average gross rent of $1,185/month sits 17% lower than the Glen Ellyn citywide average ($1,433).

Risk score

1.1

Lower

1 tracts · population-weighted

Valley View vs Glen Ellyn How this neighborhood stacks against the citywide average

% of income on rent

15.1% -52%

Glen Ellyn: 31.7%

Average gross rent

$1,185 -17%

Glen Ellyn: $1,433

Average HH income

$167,930 +26%

Glen Ellyn: $133,346

Poverty rate

2.8% -49%

Glen Ellyn: 5.5%

Renter share

16.4% -24%

Glen Ellyn: 21.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Valley View and the region

Click any tract to drill in · 1 tracts span score 1.1–1.1

Why Valley View scores 1.1

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 5.9–5.9 across tracts

5.9

Local political climate

Parent city governance · Range 6.3–6.3 across tracts

6.3

Rent control risk

15% of income on rent · Range 5.9–5.9 across tracts

5.9

Eviction process difficulty

State notice requirements & court backlog · Range 5.2–5.2 across tracts

5.2

Tenant organizing strength

16% renter households · Range 5.1–5.1 across tracts

5.1

Housing court bias

County bench composition · Range 4.6–4.6 across tracts

4.6

Economic stress

2.8% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.7–1.7 across tracts

1.7

Risk score comparison

Valley View vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Valley View

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
17043842706	1.1	4,645	15%	$1,185

Social Vulnerability Index

CDC SVI percentile: 22

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 22%ile

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

Household characteristics 32%ile

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

Racial/ethnic minority 35%ile

Hispanic + non-white share of population

Housing & transport 30%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Valley View

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

6.4%Housing insecurity
3.9%Utility shutoff threat
7.0%Food insecurity
5.5%SNAP enrollment
4.7%No health insurance
19.9%Any disability

Frequently asked

About Valley View

What is the eviction-risk score for Valley View?

Valley View scores 1.1/10 (Lower 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.

How does Valley View compare to Glen Ellyn overall?

Valley View scores 3.4 points lower than Glen Ellyn overall (4.5/10). Renters spend 15% of income on rent vs 32% citywide. Average rent: $1,185 vs $1,433.

What is the average rent in Valley View?

Average gross rent in Valley View is $1,185/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 15% of renter households are cost-burdened.

What percentage of Valley View residents are renters?

16% of Valley View households are renter-occupied (vs 22% in Glen Ellyn). The neighborhood has 4,645 residents.

Is Valley View a high social-vulnerability area?

Valley View sits in the 22nd percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Valley View for landlords?

Valley View carries a lower-tier eviction-risk profile for landlords (1.1/10). 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 Glen Ellyn as a whole (4.5/10), this neighborhood is lower-risk.

What is the demographic breakdown of Valley View?

Valley View has 4,728 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (78.6%), Asian (non-Hispanic) (9.5%), Hispanic / Latino (6.8%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Valley View

1.8 Foxcroft 5 tracts · pop 20,575 2.7 Highland Hills 4 tracts · pop 11,381 1.9 Belmont 6 tracts · pop 24,750 1.7 Flowerfield 3 tracts · pop 15,878 1.7 North Glen Ellyn 3 tracts · pop 15,628 3.3 Utopia 2 tracts · pop 9,542

Sibling neighborhoods

Other neighborhoods inside Glen Ellyn

Same parent city, ranked by score similarity to Valley View.

1.7 North Glen Ellyn 3 tracts · pop 15,628

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