3 census tracts · pop 12,477 · pop-weighted Eviction Risk Score 3/10
· range 3–3
Crescent Lakes is a 3-tract neighborhood of Andover, KS, population 12,477. It carries an Eviction Risk Score of 3/10, in the Lower tier. The voucher gap is 54.5%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
What pushes the score up most is supply constraint at 9.6/10. Rent consumes at least 30% of income for 26% of renter households.
Well under the midpoint is economic stress, at 1.2/10. Running cool is eviction-process difficulty, at 1.7/10. The severe-burden share is 14%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.
SNAP participation is 4.1% of households versus 15.2% nationally. Food insecurity affects 8.2% of adults, 9.6 points below the national rate. At $1,537 a month, rents sit 6% over what the rest of Andover commands.
At 19% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. Rent takes 17% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.
Poverty sits at 4%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. The 3 tracts here are tightly clustered, 0 points apart at the extremes.
With little internal variation, 3/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3
Lower
3 tracts · population-weighted
Crescent Lakes vs AndoverHow this neighborhood stacks against the citywide average
% of income on rent
26.1%-3%
Andover: 27.0%
Average gross rent
$1,537+6%
Andover: $1,450
Average HH income
$108,443+2%
Andover: $106,676
Poverty rate
3.5%+9%
Andover: 3.2%
Renter share
18.6%-4%
Andover: 19.3%
Geographic context
Risk heat across Crescent Lakes and the region
Click any tract to drill in · 3 tracts span score 3–3
Why Crescent Lakes scores 3
9 axes · pop-weighted · 1 = landlord-friendly
State political climate
legislature & governorship · Range 2.0–2.0 across tracts
2.0
Regional political climate
County-level mix · 2024 presidential margin · Range 2.9–2.9 across tracts
2.9
Local political climate
Parent city governance · Range 3.6–3.6 across tracts
3.6
Rent control risk
26% of income on rent · Range 4.6–4.6 across tracts
4.6
Eviction process difficulty
State notice requirements & court backlog · Range 1.7–1.7 across tracts
1.7
Tenant organizing strength
19% renter households · Range 4.5–4.5 across tracts
4.5
Housing court bias
County bench composition · Range 3.5–3.5 across tracts
3.5
Economic stress
3.5% below poverty line · Range 1.0–1.6 across tracts
1.2
Supply constraint
Rent-to-FMR gap & zoning friction · Range 9.3–10.0 across tracts
9.6
Risk score comparison
Crescent Lakes vs. parent city, state, U.S.
Eviction Risk Score (0–10 scale).
Variance across tracts
How uniformly does eviction risk play out in Crescent Lakes?
Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.
Score distribution
0246810
Spread of 0 points from
3 to
3.
Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority33%ile
Hispanic + non-white share of population
Housing & transport35%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Crescent Lakes
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
8.4%Housing insecurity
6.0%Utility shutoff threat
8.4%Food insecurity
4.2%SNAP enrollment
6.3%No health insurance
24.7%Any disability
Frequently asked
About Crescent Lakes
Q1
What is the eviction-risk score for Crescent Lakes?
Crescent Lakes scores 3/10 (Lower tier) across 3 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 Crescent Lakes compare to Andover overall?
Crescent Lakes scores 0.4 points lower than Andover overall (3.4/10). Renters spend 26% of income on rent vs 27% citywide. Average rent: $1,537 vs $1,450.
Q3
What is the average rent in Crescent Lakes?
Average gross rent in Crescent Lakes is $1,537/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 26% of renter households are cost-burdened.
Q4
What percentage of Crescent Lakes residents are renters?
19% of Crescent Lakes households are renter-occupied (vs 19% in Andover). The neighborhood has 12,477 residents.
Q5
Is Crescent Lakes a high social-vulnerability area?
Crescent Lakes sits in the 17th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
Which tracts in Crescent Lakes have the highest eviction risk?
The highest-risk constituent tract in Crescent Lakes is census tract 20015020206 (score 3/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 3, a spread of 0 points.
Q7
How safe is Crescent Lakes for landlords?
Crescent Lakes carries a lower-tier eviction-risk profile for landlords (3/10). Pop-weighted across 3 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Andover as a whole (3.4/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Crescent Lakes?
Crescent Lakes has 12,592 residents. Top groups: White (non-Hispanic) (78.4%), Hispanic / Latino (8.3%), Other / Multiracial (6.5%). Source: ACS 5-year 2023, table B03002.
