1 census tracts · pop 5,173 · pop-weighted Eviction Risk Score 4.3/10
· range 4.3–4.3
Valley High Manor maps to a single census tract in Pleasant Hill, IA, population 5,173. That produces an Eviction Risk Score of 4.3/10, Moderate tier. 76% of renters here are cost-burdened at the 30% threshold, well clear of the Pleasant Hill rate of 29.0%.
34% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. The clearest offset is eviction-process difficulty, at 2.2/10.
Court records for this tract carry 649 eviction filings. Filing activity peaked in 2009 at 53.7% of renter households.
The most recent observed rate, 11.4% in 2015, is well off that peak. At $1,129 a month, rents sit 7% under what the rest of Pleasant Hill commands. Only 28% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices.
Rent takes 16% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.
Because the boundary contains one tract, 4.3/10 is simultaneously the area figure and the address-level figure. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
4.3
Moderate
1 tracts · population-weighted
Valley High Manor vs Pleasant HillHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority26%ile
Hispanic + non-white share of population
Housing & transport48%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
Q1
What is the eviction-risk score for Valley High Manor?
Valley High Manor scores 4.3/10 (Moderate 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.
Q2
How does Valley High Manor compare to Pleasant Hill overall?
Valley High Manor scores 0.5 points higher than Pleasant Hill overall (3.8/10). Renters spend 76% of income on rent vs 29% citywide. Average rent: $1,129 vs $1,215.
Q3
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.
Q4
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.
Q5
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.
Q6
How safe is Valley High Manor for landlords?
Valley High Manor carries a moderate-tier eviction-risk profile for landlords (4.3/10). 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 (3.8/10), this neighborhood is higher-risk.
Q7
What is the demographic breakdown of Valley High Manor?
Valley High Manor has 5,228 residents. Top groups: White (non-Hispanic) (82.5%), Asian (non-Hispanic) (6.7%), Black (non-Hispanic) (6%). Source: ACS 5-year 2023, table B03002.
