Neighborhood · Ranked #11,930 of 84,120 nationally

Avondale Square Eviction Risk: Elevated , East Lansing

Tract 26065003902 · Ingham County, MI · pop 3,800 · neighborhood within 0.3 mi

The Elevated-tier score of 7.9/10 for census tract 26065003902 reflects conditions in Avondale Square in East Lansing, Michigan. That puts it among the highest-scoring tracts in the entire country, the top 1% nationally for landlord eviction difficulty.

66% of renter households here spend at least 30% of income on rent, a severe level, and 36% are severely burdened at 50% or more. Average rent runs $979 a month against an average household income of $43,792 a year, roughly 27% of income at the averages. Renters make up 64% of occupied homes, a renter-majority tract.

Risk score

Elevated

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 42% Stable renters 22% Owners 36%

Tract context

Occupied units1,655

Renter share64.4%

SVI overall0.57

Poverty rate41.0%

Median income$43,792

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across East Lansing and the region

Centroid at 42.7436, -84.4653 · click any tract to drill in

Why Avondale Square scores 6

9 axes · 1 = landlord-friendly

Local political climate

Inherited from East Lansing

6.9

Regional political climate

2024 county presidential margin

6.6

State political climate

Michigan legislature & governorship

3.3

Economic stress

41.0% poverty · this tract

10.0

Supply constraint

$979 rent vs county FMR

3.7

Rent control risk

Inherited from East Lansing

9.6

Eviction process difficulty

State law sets the calendar

2.8

Tenant organizing strength

Inherited from East Lansing

9.6

Housing court bias

Inherited from East Lansing

9.5

How Avondale Square compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 57

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

70%Socioeconomic
24%Household composition
30%Racial/ethnic minority
63%Housing & transportation

Historical context · 1930s redlining

HOLC grade: B: Still Desirable

This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade B meant middle-class areas with mortgage access. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.

0%Grade A
16%Grade B
11%Grade C
0%Grade D · redlined

Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.

CDC PLACES 2023 · health & economic stress

Eviction-adjacent indicators

Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.

12.6%Housing insecurity
10.4%Utility-shutoff threat
18.4%Food insecurity
19.1%SNAP enrollment
11.1%Transit barriers
7.2%No health insurance
19.8%Frequent mental distress
35.7%Any disability

Analysis

What drives eviction risk in Avondale Square

What moves this score most is economic stress at $1/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from East Lansing eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores well above the Ingham County average of 6.2 and above the Michigan statewide average of 5.7. Within its own county it reads on the riskier side for landlords.

In CDC survey modeling, about 12.6% of adults here said they could not pay rent or mortgage at some point in the past year, and 10.4% faced a utility shutoff threat, a common early warning before a filing.

HOLC surveyors mapped this tract in the 1930s with a dominant grade of B ("Still Desirable"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.

For a landlord, this is a tract where process discipline pays off. Clean paperwork and steady screening keep the elevated risk manageable.

Frequently asked

About tract 26065003902

What is the eviction-risk score for census tract 26065003902?

Census tract 26065003902 in the Avondale Square neighborhood scores 6/10 (Elevated tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 26065003902?

Median gross rent is $979/month (ACS 5-year 2023, table B25064). 66% of renter households are cost-burdened.

What is the poverty rate in tract 26065003902?

41.0% of residents in tract 26065003902 live below the federal poverty line (ACS B17001, 2023). Population: 3,800.

How socially vulnerable is tract 26065003902?

CDC Social Vulnerability Index ranks this tract in the 57th percentile nationally. Sub-themes: socioeconomic 70th, household 24th, minority 30th, housing 63th.

Is tract 26065003902 considered part of Avondale Square?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 26065003902 fall within Avondale Square (neighborhood centroid within 0.3 miles, OSM data).

What share of households in tract 26065003902 struggle to pay rent?

About 12.6% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 10.4% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 26065003902 compare to East Lansing overall?

Tract 26065003902 scores 6/10, higher than the parent city of East Lansing at 3.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from East Lansing eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Was tract 26065003902 historically redlined?

Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of B. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.

Sibling tracts

Highest-risk tracts in East Lansing

Top eight tracts in East Lansing ranked by composite eviction-risk score.