Neighborhood · Ranked #67,219 of 84,120 nationally

Creamery Corners Eviction Risk: Lower , Lake Bluff

Tract 17097863202 · Lake County, IL · pop 5,739 · neighborhood within 0.6 mi

17097863202 is a census tract in the Creamery Corners area of Lake Bluff, IL. It scores 3/10 for landlords. It is home to 5,739 residents. Pulling hardest the other way is economic stress at 1/10.

Risk score

Lower

Confidence 85% · 1–10 scale

Household mix · 100 hh

Burdened renters 7% Stable renters 6% Owners 87%

Tract context

Occupied units2,063

Renter share12.4%

SVI overall0.31

Poverty rate4.2%

Median income$158,633

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Lake Bluff and the region

Centroid at 42.2831, -87.8670 · click any tract to drill in

Why Creamery Corners scores 3

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Lake Bluff

6.6

Regional political climate

2024 county presidential margin

6.2

State political climate

Illinois legislature & governorship

5.2

Economic stress

4.2% poverty · this tract

1.0

Supply constraint

$1,772 rent vs county FMR

5.1

Rent control risk

Inherited from Lake Bluff

8.6

Eviction process difficulty

State law sets the calendar

5.2

Tenant organizing strength

Inherited from Lake Bluff

2.6

Housing court bias

Inherited from Lake Bluff

5.3

How Creamery Corners compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 31

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

6%Socioeconomic
66%Household composition
39%Racial/ethnic minority
59%Housing & transportation

Historical context · 1930s redlining

HOLC grade: C: Definitely Declining

This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade C meant mixed-race / working-class neighborhoods rated as risky. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.

0%Grade A
0%Grade B
1%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.

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.

6.3%Housing insecurity
3.8%Utility-shutoff threat
6.7%Food insecurity
5.0%SNAP enrollment
4.0%Transit barriers
5.1%No health insurance
11.8%Frequent mental distress
19.6%Any disability

Analysis

What drives eviction risk in Creamery Corners

Cost burden runs 54% here against 42.6% across Lake County. On the high side, rent-regulation exposure reads 8.6/10.

It sits 1.4 points below the Lake County average of 4.4. The severe-burden share is 14%, and it is the single best predictor in this model of a filing that actually reaches judgment.

On the softer side, tenant-organizing strength reads 2.6/10. Housing insecurity runs 6.3% against 14.2% nationally. At $1,772 a month, rents run 14% under what the rest of Lake Bluff commands.

Inability to pay a utility bill runs 3.8% against 9.2% nationally. Utility arrears usually lead rent arrears by a month or two. In the 1930s the federal Home Owners' Loan Corporation graded this ground C ("Definitely Declining"). Redlining cut off mortgage credit to whole blocks for decades, and the areas graded D still carry measurably lower ownership and higher rent burden today.

That is riskier than roughly 20% of the 84,120 US census tracts in this model. At 12% renter-occupied this is predominantly owner territory, and comps have to be drawn from further out. CDC social-vulnerability scoring puts the tract at 3.8/10.

Against average income of $158,633, annual rent is just 13%.

These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.

Frequently asked

About tract 17097863202

What is the eviction-risk score for census tract 17097863202?

Census tract 17097863202 in the Creamery Corners neighborhood scores 3/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 17097863202?

Median gross rent is $1,772/month (ACS 5-year 2023, table B25064). 54% of renter households are cost-burdened.

What is the poverty rate in tract 17097863202?

4.2% of residents in tract 17097863202 live below the federal poverty line (ACS B17001, 2023). Population: 5,739.

How socially vulnerable is tract 17097863202?

CDC Social Vulnerability Index ranks this tract in the 31th percentile nationally. Sub-themes: socioeconomic 6th, household 66th, minority 39th, housing 59th.

Is tract 17097863202 considered part of Creamery Corners?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 17097863202 fall within Creamery Corners (neighborhood centroid within 0.6 miles, OSM data).

What share of households in tract 17097863202 struggle to pay rent?

About 6.3% 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. 3.8% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 17097863202 compare to Lake Bluff overall?

Tract 17097863202 scores 3/10, lower than the parent city of Lake Bluff at 4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Lake Bluff; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Was tract 17097863202 historically redlined?

Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of C. 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 Lake Bluff

Top eight tracts in Lake Bluff ranked by composite eviction-risk score.