Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #79,998 of 84,120 nationally
Heritage West Eviction Risk: Lower , Batavia
Tract 17089852808 · Kane County, IL · pop 6,832 · neighborhood within 1.1 mi
Tract 17089852808 covers the Heritage West neighborhood of Batavia in Illinois. Home to 6,832 residents, it scores $1/10 on landlord eviction risk. It lands near the 75th percentile nationally for landlord eviction risk.
Rent eats 30% or more of income for 53% of renter households, a severe level, and 16% are severely burdened at 50% or more. Average gross rent is $1,482 monthly, set against $122,150 in average yearly household income, roughly 15% of income at the averages. Renters make up 12% of occupied homes.
Risk score
1.4
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 6%
Stable renters 6%
Owners 88%
Tract context
Occupied units2,661
Renter share11.8%
SVI overall0.14
Poverty rate4.3%
Median income$122,150
Percentile rank
Higher percentile = riskier than more peers.Within parent city
33
th percentile
Low
Within county
18
th percentile
Very Low
Within state
10
th percentile
Very Low
Geographic context
Risk heat across Batavia and the region
Centroid at 41.8303, -88.3287 · click any tract to drill in
Why Heritage West scores 1.4
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Batavia
6.1
Regional political climate
2024 county presidential margin
5.7
State political climate
Illinois legislature & governorship
5.2
Economic stress
4.3% poverty · this tract
1.1
Supply constraint
$1,482 rent vs county FMR
3.4
Rent control risk
Inherited from Batavia
8.5
Eviction process difficulty
State law sets the calendar
5.4
Tenant organizing strength
Inherited from Batavia
5.1
Housing court bias
Inherited from Batavia
5.8
How Heritage West compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 14
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 22%Socioeconomic
- 30%Household composition
- 18%Racial/ethnic minority
- 16%Housing & transportation
Historical context · 1930s redlining
HOLC grade: B: Still Desirable
This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade B meant middle-class areas with mortgage access. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.
- 0%Grade A
- 1%Grade B
- 0%Grade C
- 0%Grade D · redlined
Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 36Total filings over 3 yrs
- 2.82%Avg annual filing rate
- 2.8%Peak (2011)
- 15Filings in 2011 (latest validated)
CDC PLACES 2023 · health & economic stress
Eviction-adjacent indicators
Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.
- 7.4%Housing insecurity
- 4.6%Utility-shutoff threat
- 7.6%Food insecurity
- 6.2%SNAP enrollment
- 4.7%Transit barriers
- 5.4%No health insurance
- 14.1%Frequent mental distress
- 20.8%Any disability
Analysis
What drives eviction risk in Heritage West
The score leans hardest on rent-control risk at 8.5/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Batavia, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores above the Kane County average of 5.3 and above the Illinois statewide average of 5.4. Within its own county it reads on the riskier side for landlords.
Princeton's Eviction Lab logged 36 eviction filings here over 3 tracked years, with about 2.8% of renter households facing a filing in a typical year. Filings peaked at 2.8% of renter households in 2011.
In CDC survey modeling, about 7.4% of adults here said they could not pay rent or mortgage at some point in the past year, and 4.6% faced a utility shutoff threat, a common early warning before a filing.
For a landlord, this is a tract where process discipline pays off. Clean paperwork and steady screening keep the elevated risk manageable.
Frequently asked
About tract 17089852808
Q1
What is the eviction-risk score for census tract 17089852808?
Census tract 17089852808 in the Heritage West neighborhood scores 1.4/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 17089852808?
Median gross rent is $1,482/month (ACS 5-year 2023, table B25064). 53% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 17089852808?
4.3% of residents in tract 17089852808 live below the federal poverty line (ACS B17001, 2023). Population: 6,832.
Q4
How socially vulnerable is tract 17089852808?
CDC Social Vulnerability Index ranks this tract in the 14th percentile nationally. Sub-themes: socioeconomic 22th, household 30th, minority 18th, housing 16th.
Q5
Is tract 17089852808 considered part of Heritage West?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 17089852808 fall within Heritage West (neighborhood centroid within 1.1 miles, OSM data).
Q6
How many evictions are filed each year in tract 17089852808?
Princeton Eviction Lab recorded 36 eviction filings across 3 validated years in tract 17089852808 (2000-2018). The average annual filing rate is 2.82% of renter households, peaking at 2.8% in 2011. Source: Eviction Lab tract-validated 2024 release.
Q7
What share of households in tract 17089852808 struggle to pay rent?
About 7.4% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 4.6% also reported utility shutoff threats, a frequent precursor to eviction filings.
Q8
How does tract 17089852808 compare to Batavia overall?
Tract 17089852808 scores 1.4/10, lower than the parent city of Batavia at 4.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Batavia; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Q9
Was tract 17089852808 historically redlined?
Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of B. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.
Sibling tracts
Highest-risk tracts in Batavia
Top eight tracts in Batavia ranked by composite eviction-risk score.
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