Neighborhood · Ranked #81,634 of 84,120 nationally

Creamery Corners Eviction Risk: Lower , Lake Bluff

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

The Creamery Corners neighborhood of Lake Bluff anchors census tract 17097863202, which lands at 5.7/10 on landlord eviction risk. That is riskier than roughly 65% of the 84,120 US census tracts we score.

Rent eats 30% or more of income for 54% of renter households, a severe level, and 14% are severely burdened at 50% or more. Average gross rent is $1,772 monthly, set against $158,633 in average yearly household income, roughly 13% of income at the averages. About 12% of occupied units are renter-occupied.

Risk score

1.2

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 1.2

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

What moves this score most is rent-control risk at 8.6/10. 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 Lake Bluff, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores above the Lake County average of 5.3 and in line with the Illinois statewide average of 5.4. Within its own county it reads on the riskier side for landlords.

HOLC surveyors mapped this tract in the 1930s with a dominant grade of C ("Declining"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.

The tract is predominantly White and ranks around the 31st percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 17097863202

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

Census tract 17097863202 in the Creamery Corners neighborhood scores 1.2/10 (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 1.2/10, lower than the parent city of Lake Bluff at 4.3/10. 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.