Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
35.0%
/ 100 outcomes
In court-decided eviction outcomes for Alvan (Alvin), IL, tenants prevail in roughly 35.0% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
109d
filing → judgment
From the moment an unlawful-detainer notice is filed in Alvan (Alvin), IL until a money judgment is entered, a contested eviction takes about 109 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.5-14.3k
legal + lost rent
A typical eviction in Alvan (Alvin), IL costs landlords $4,481 to $14,273 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$849
28% stretched on rent
Average gross rent in Alvan (Alvin), IL is $849 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
3.3%
of households
3.3% of occupied housing units in Alvan (Alvin), IL are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
7.7%
11.0% unemp.
7.7% of Alvan (Alvin), IL residents live below the federal poverty line, and unemployment runs at 11.0%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +35.7% (2024)
4.0
Regional political climate
County-weighted neighbor mix
4.0
State political climate
Illinois legislature & governorship
5.2
Economic stress
7.7% poverty · 11.0% unemp.
6.7
Supply constraint
$849 average · 3.3% renters
2.9
Rent Control risk
28.5% of income on rent
3.3
Eviction process difficulty
109 days filing → judgment
4.9
Tenant organizing strength
3.3% renters
2.9
Housing court bias
County bench composition
3.0
Geographic context
Risk heat across Alvan (Alvin) and the region
Click any city to see its score
How Alvan (Alvin) compares
Risk score vs. peers, county, state, and the U.S.
Rank in Vermilion County
Very Low
#18of 19 cities
#18 of 19 cities in Vermilion County for landlord eviction risk.
Rank in Illinois
Elevated
#403of 1,456 cities
#403 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.8
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.8/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+3.4 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
109d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $849/mo. A contested eviction takes 109 days and costs $4,481-$14,273 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
3.3%
Renters
The renters
Who you'll be renting to.
Out of 230 residents, 3.3% rent. 28% are spending 30%+ income on rent, 7.7% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
4
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 4 and 4 (GOP margin +35.7% (2024)). State climate at 5.2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
5.2
State politics
The process
Moderate calendar, moderate friction.
State political climate 5.2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 4.9, housing court bias 3, rent-control risk 3.3. Standard process speed for the state.
50-yr trendProcess difficulty +-0.1 since '00
197620012026
Court-clerk data lands in the next release.
6.7
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 6.7. Supply constraint: 2.9. The numbers behind those: 7.7% poverty, 11.0% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Alvan (Alvin) sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Alvan (Alvin) · 109d · ~$9.4k all-in ($86/day) · score 4.8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Alvan (Alvin), Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.8/10 (MODERATE tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Alvan (Alvin) is a city of 230 residents where 3.3% of occupied units are renter-occupied, and the typical renter spends 28.5% of income on rent. At an average rent of $849/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Alvan (Alvin) eviction process actually works
Eviction process difficulty here reads 4.9/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Alvan (Alvin) closes 109 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Alvan (Alvin)'s timeline is usually the calendar, not the motion practice. Housing court bias scores 3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Alvan (Alvin) runs $4,481 to $14,273 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1-2 months' rent is typically the economically rational choice. With 109 days of typical timeline and $849/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.9/10 in Alvan (Alvin), and the city has limited rent control exposure (3.3/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Illinois, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Alvan (Alvin): hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a MODERATE tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Illinois's statutory language. Fix those four, and most cases settle or default. Skip them, and a $14,273 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Alvan (Alvin)
Trap · ILCS PREEMPTION + CHICAGO RLTO
The 4.3/10 score weighs nine sub-factors. The most relevant for landlords are court bias, eviction process difficulty, and supply constraint. See the sub-score breakdown above. State-level framework: ILCS preemption + Chicago RLTO.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Alvan (Alvin) without going to court?
No. Absolutely not. Self-help evictions like changing locks, shutting off utilities, or removing a tenant's belongings are illegal in Illinois and can lead to severe penalties, including fines and potential jail time. You must follow the judicial eviction process through the Vermilion County court system.
Q2
How long does it take to get a tenant out once I file in court?
While the overall typical timeline is 109 days, once you've filed, the court process itself can vary. Expect anywhere from 3-6 weeks for the initial hearing, and if the case goes to trial, it could be another 4-8 weeks. After a judgment, the sheriff typically serves a 7-day notice before physically locking out the tenant.
Q3
Do I need an attorney for an eviction in Alvan (Alvin)?
While you are legally allowed to represent yourself, it's strongly recommended to hire an attorney, especially given the complexity of Illinois eviction law (735 ILCS 5/9). One small procedural error can cause significant delays and cost you more in lost rent and legal fees. An attorney ensures proper notices, court filings, and representation.
Q4
What if my tenant claims I discriminated against them?
Illinois has strong tenant protections, including statewide source-of-income protection. If a tenant alleges discrimination, it can significantly complicate your eviction case and open you up to a separate lawsuit. Always ensure your actions are non-discriminatory and based solely on legitimate business reasons, documented thoroughly. Review Illinois tenant protections carefully.
Q5
Can I charge a late fee in Alvan (Alvin)?
Yes, you can charge late fees in Alvan (Alvin) as long as they are clearly stated in your lease agreement and are reasonable. Illinois law generally considers late fees of up to $10-$30 per month or 5% of the monthly rent to be reasonable, but excessively high fees could be challenged in court.
Q6
What if my tenant leaves property behind after an eviction?
Illinois law requires you to store a tenant's abandoned property for a reasonable time (often 7-14 days is considered reasonable). You must notify the tenant of the property's location and give them an opportunity to retrieve it. After the storage period, if the property is not claimed, you can dispose of it. Keep good records of your attempts to contact the tenant.
A 4.8/10 places Alvan (Alvin) in the 72nd percentile of Illinois cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Alvan (Alvin) (4.8/10)
Same risk band nationally · click any city for its full breakdown.
