Neighborhood · Lake Bluff, IL

Creamery Corners Eviction Risk: Lower

1 census tracts · pop 5,739 · pop-weighted Eviction Risk Score 1.2/10 · range 1.2–1.2

Creamery Corners is a white (non-hispanic) neighborhood in Lake Bluff with 1 census tract and a population of 5,739 residents. The neighborhood's pop-weighted eviction-risk score of 1.2/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 54% of renters here pay at least 30% of household income on rent, and 14% are severely cost-burdened (≥50% of income). Average gross rent of $1,772/month sits 14% lower than the Lake Bluff citywide average ($2,063).

Risk score

1.2

Lower

1 tracts · population-weighted

Creamery Corners vs Lake Bluff How this neighborhood stacks against the citywide average

% of income on rent

54.1% +50%

Lake Bluff: 36.1%

Average gross rent

$1,772 -14%

Lake Bluff: $2,063

Average HH income

$158,633 -23%

Lake Bluff: $205,735

Poverty rate

4.2% +94%

Lake Bluff: 2.2%

Renter share

12.4% +57%

Lake Bluff: 7.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Creamery Corners and the region

Click any tract to drill in · 1 tracts span score 1.2–1.2

Why Creamery Corners scores 1.2

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 6.2–6.2 across tracts

6.2

Local political climate

Parent city governance · Range 6.6–6.6 across tracts

6.6

Rent control risk

54% of income on rent · Range 8.6–8.6 across tracts

8.6

Eviction process difficulty

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

5.2

Tenant organizing strength

12% renter households · Range 2.6–2.6 across tracts

2.6

Housing court bias

County bench composition · Range 5.3–5.3 across tracts

5.3

Economic stress

4.2% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.1–5.1 across tracts

5.1

Risk score comparison

Creamery Corners vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Creamery Corners

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
17097863202	1.2	5,739	54%	$1,772

Social Vulnerability Index

CDC SVI percentile: 31

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

Socioeconomic status 6%ile

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

Household characteristics 66%ile

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

Racial/ethnic minority 39%ile

Hispanic + non-white share of population

Housing & transport 59%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Creamery Corners

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

6.3%Housing insecurity
3.8%Utility shutoff threat
6.7%Food insecurity
5.0%SNAP enrollment
5.1%No health insurance
19.6%Any disability

Frequently asked

About Creamery Corners

What is the eviction-risk score for Creamery Corners?

Creamery Corners scores 1.2/10 (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 Creamery Corners compare to Lake Bluff overall?

Creamery Corners scores 3.1 points lower than Lake Bluff overall (4.3/10). Renters spend 54% of income on rent vs 36% citywide. Average rent: $1,772 vs $2,063.

What is the average rent in Creamery Corners?

Average gross rent in Creamery Corners is $1,772/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.

What percentage of Creamery Corners residents are renters?

12% of Creamery Corners households are renter-occupied (vs 8% in Lake Bluff). The neighborhood has 5,739 residents.

Is Creamery Corners a high social-vulnerability area?

Creamery Corners sits in the 31st 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.

How safe is Creamery Corners for landlords?

Creamery Corners carries a lower-tier eviction-risk profile for landlords (1.2/10). 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 Lake Bluff as a whole (4.3/10), this neighborhood is lower-risk.

What is the demographic breakdown of Creamery Corners?

Creamery Corners has 5,613 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (73.4%), Hispanic / Latino (12.7%), Asian (non-Hispanic) (7.7%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Creamery Corners

4.2 Five Points 5 tracts · pop 12,073 1.5 Everleigh of Vernon Hills 2 tracts · pop 12,111 1.1 Highmoor 3 tracts · pop 11,616 2.3 The Townes at Oak Creek 3 tracts · pop 16,957 1.2 Woodland Chase 2 tracts · pop 6,837 1.5 Briergate 2 tracts · pop 7,443

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