Neighborhood · Westfield, MA

Highlands Eviction Risk: Moderate

3 census tracts · pop 9,708 · pop-weighted Eviction Risk Score 4.4/10 · range 2.3–6

Highlands is a white (non-hispanic) neighborhood in Westfield with 3 census tracts and a population of 9,708 residents. The neighborhood's pop-weighted eviction-risk score of 4.4/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 39% of renters here pay at least 30% of household income on rent, and 21% are severely cost-burdened (≥50% of income). Average gross rent of $935/month sits 16% lower than the Westfield citywide average ($1,117).

Risk score

4.4

Moderate

3 tracts · population-weighted

Highlands vs Westfield How this neighborhood stacks against the citywide average

% of income on rent

39.1% +37%

Westfield: 28.5%

Average gross rent

$935 -16%

Westfield: $1,117

Average HH income

$49,288 -41%

Westfield: $82,847

Poverty rate

13.0% +19%

Westfield: 11.0%

Renter share

27.5% -12%

Westfield: 31.4%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Highlands and the region

Click any tract to drill in · 3 tracts span score 2.3–6

Why Highlands scores 4.4

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

State political climate

legislature & governorship · Range 6.2–6.2 across tracts

6.2

Regional political climate

County-level mix · 2024 presidential margin · Range 5.9–5.9 across tracts

5.9

Local political climate

Parent city governance · Range 6.3–6.3 across tracts

6.3

Rent control risk

39% of income on rent · Range 6.0–6.4 across tracts

6.2

Eviction process difficulty

State notice requirements & court backlog · Range 5.6–5.6 across tracts

5.6

Tenant organizing strength

28% renter households · Range 6.9–9.6 across tracts

8.2

Housing court bias

County bench composition · Range 5.8–7.4 across tracts

6.6

Economic stress

13.0% below poverty line · Range 1.0–5.8 across tracts

3.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.4–5.0 across tracts

3.4

Risk score comparison

Highlands vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Highlands?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 3.7 points from 2.3 to 6. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.0 3.2 2.3

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

3 tracts in Highlands

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
25013812002	6	4,671	59%	$1,246
25013812901	3.2	2,934	36%	$1,111
25013812903	2.3	2,103	—	—

Social Vulnerability Index

CDC SVI percentile: 46

Pop-weighted across 3 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 48%ile

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

Racial/ethnic minority 40%ile

Hispanic + non-white share of population

Housing & transport 46%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Highlands

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

14.7%Housing insecurity
9.6%Utility shutoff threat
17.0%Food insecurity
20.2%SNAP enrollment
7.2%No health insurance
33.5%Any disability

Frequently asked

About Highlands

What is the eviction-risk score for Highlands?

Highlands scores 4.4/10 (Moderate 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.

How does Highlands compare to Westfield overall?

Highlands scores 1.3 points lower than Westfield overall (5.7/10). Renters spend 39% of income on rent vs 29% citywide. Average rent: $935 vs $1,117.

What is the average rent in Highlands?

Average gross rent in Highlands is $935/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 39% of renter households are cost-burdened.

What percentage of Highlands residents are renters?

28% of Highlands households are renter-occupied (vs 31% in Westfield). The neighborhood has 9,708 residents.

Is Highlands a high social-vulnerability area?

Highlands sits in the 46th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Highlands have the highest eviction risk?

The highest-risk constituent tract in Highlands is census tract 25013812002 (score 6/10). Across the 3 tracts in this neighborhood the score ranges from 2.3 to 6, a spread of 3.7 points.

How safe is Highlands for landlords?

Highlands carries a moderate-tier eviction-risk profile for landlords (4.4/10). 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 Westfield as a whole (5.7/10), this neighborhood is lower-risk.

What is the demographic breakdown of Highlands?

Highlands has 9,667 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (67.9%), Hispanic / Latino (25.2%), Black (non-Hispanic) (3.2%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Highlands

5.2 Merrick 5 tracts · pop 19,409 5.4 The Commons 3 tracts · pop 13,014 6 Willimansett 2 tracts · pop 8,054 5.8 Oakdale 3 tracts · pop 10,917 5 Springfield Street Historic District 3 tracts · pop 13,648 6.8 Holyoke Center 2 tracts · pop 5,498

Sibling neighborhoods

Other neighborhoods inside Westfield

Same parent city, ranked by score similarity to Highlands.

4.2 Trainfield 1 tracts · pop 4,125 3.5 Flynn Manor 1 tracts · pop 7,264 3.3 Owen District 1 tracts · pop 7,605 5.6 Westfield Center 1 tracts · pop 5,691 2.6 Ridgecrest 1 tracts · pop 6,339 2.5 Mundale 1 tracts · pop 4,733

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