Neighborhood · Pleasant Hill, IA

Valley High Manor Eviction Risk: Lower

1 census tracts · pop 5,173 · pop-weighted Eviction Risk Score 2.9/10 · range 2.9–2.9

Valley High Manor is a white (non-hispanic) neighborhood in Pleasant Hill with 1 census tract and a population of 5,173 residents. The neighborhood's pop-weighted eviction-risk score of 2.9/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 76% of renters here pay at least 30% of household income on rent, and 34% are severely cost-burdened (≥50% of income). Average gross rent of $1,129/month sits 7% lower than the Pleasant Hill citywide average ($1,215).

Risk score

2.9

Lower

1 tracts · population-weighted

Valley High Manor vs Pleasant Hill How this neighborhood stacks against the citywide average

% of income on rent

75.7% +161%

Pleasant Hill: 29.0%

Average gross rent

$1,129 -7%

Pleasant Hill: $1,215

Average HH income

$82,371 -5%

Pleasant Hill: $86,890

Poverty rate

13.9% +41%

Pleasant Hill: 9.9%

Renter share

27.8% +29%

Pleasant Hill: 21.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Valley High Manor and the region

Click any tract to drill in · 1 tracts span score 2.9–2.9

Why Valley High Manor scores 2.9

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 2.3–2.3 across tracts

2.3

Regional political climate

County-level mix · 2024 presidential margin · Range 5.8–5.8 across tracts

5.8

Local political climate

Parent city governance · Range 6.2–6.2 across tracts

6.2

Rent control risk

76% of income on rent · Range 6.2–6.2 across tracts

6.2

Eviction process difficulty

State notice requirements & court backlog · Range 2.2–2.2 across tracts

2.2

Tenant organizing strength

28% renter households · Range 5.5–5.5 across tracts

5.5

Housing court bias

County bench composition · Range 5.7–5.7 across tracts

5.7

Economic stress

13.9% below poverty line · Range 3.5–3.5 across tracts

3.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.3–4.3 across tracts

4.3

Risk score comparison

Valley High Manor vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Valley High Manor

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
19153010803	2.9	5,173	76%	$1,129

Social Vulnerability Index

CDC SVI percentile: 50

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

Socioeconomic status 47%ile

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

Household characteristics 67%ile

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

Racial/ethnic minority 26%ile

Hispanic + non-white share of population

Housing & transport 48%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Valley High Manor

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

649Total filings (sum)
20.76%Avg annual filing rate
53.7%Peak year (2009)
11.36%Latest filed (2015)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Valley High Manor

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

10.9%Housing insecurity
7.6%Utility shutoff threat
13.8%Food insecurity
12.3%SNAP enrollment
7.3%No health insurance
29.7%Any disability

Frequently asked

About Valley High Manor

What is the eviction-risk score for Valley High Manor?

Valley High Manor scores 2.9/10 (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 Valley High Manor compare to Pleasant Hill overall?

Valley High Manor scores 0.1 points higher than Pleasant Hill overall (2.8/10). Renters spend 76% of income on rent vs 29% citywide. Average rent: $1,129 vs $1,215.

What is the average rent in Valley High Manor?

Average gross rent in Valley High Manor is $1,129/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 76% of renter households are cost-burdened.

What percentage of Valley High Manor residents are renters?

28% of Valley High Manor households are renter-occupied (vs 22% in Pleasant Hill). The neighborhood has 5,173 residents.

Is Valley High Manor a high social-vulnerability area?

Valley High Manor sits in the 50th percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Valley High Manor for landlords?

Valley High Manor carries a lower-tier eviction-risk profile for landlords (2.9/10). 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 Pleasant Hill as a whole (2.8/10), this neighborhood is in line with the citywide level.

What is the demographic breakdown of Valley High Manor?

Valley High Manor has 5,228 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (82.5%), Asian (non-Hispanic) (6.7%), Black (non-Hispanic) (6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Valley High Manor

3.7 Accent 3 tracts · pop 8,879 3.4 Brook Run 3 tracts · pop 15,093 4.2 Fairmont Park 2 tracts · pop 5,523 3.9 Pioneer Park 2 tracts · pop 9,731 4.2 Highland Park 2 tracts · pop 9,488 4.2 Watrous South 3 tracts · pop 10,727

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