Valley Creek Eviction Risk: Lower

The main counterweight is economic stress, at 1.5/10. On the softer side is rent-regulation exposure, at 2/10.

17% 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. Running cool is supply constraint, at 2.1/10. Court records for this tract carry 38 eviction filings.

Filing activity peaked in 2011 at 4.7% of renter households. At $1,259 a month, rents sit 7% under what the rest of Elgin commands.

That places it #10 of 16 neighborhoods in Elgin. Judgments average 1.9% of renter households a year, the share of filings that actually convert to an order.

Only 16% 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 Almora and Woodbridge South.

Rent takes 14% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market. Poverty sits at 6%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.

One tract means one number: 3.4/10 applies directly to any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.