Neighborhood · Ranked #35,899 of 84,120 nationally

Five Points Eviction Risk: Moderate , Southfield

Tract 26125162500 · Oakland County, MI · pop 3,307 · neighborhood within 1.2 mi

How risky is the Five Points neighborhood of Southfield for landlords? Census tract 26125162500 scores 6.8/10, the Elevated tier. That is riskier than roughly 92% of the 84,120 US census tracts we score.

About 51% of renters carry a rent burden of 30% of income or higher, a severe level, and 32% are severely burdened at 50% or more. Average gross rent is $1,180 monthly, set against $47,088 in average yearly household income, roughly 30% of income at the averages. Renters make up 51% of occupied homes, a renter-majority tract.

Risk score

4.3

Moderate

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 26% Stable renters 25% Owners 49%

Tract context

Occupied units1,827

Renter share50.7%

SVI overall0.39

Poverty rate15.0%

Median income$47,088

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Southfield and the region

Centroid at 42.4497, -83.2978 · click any tract to drill in

Why Five Points scores 4.3

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Southfield

7.2

Regional political climate

2024 county presidential margin

5.7

State political climate

Michigan legislature & governorship

3.3

Economic stress

15.0% poverty · this tract

3.7

Supply constraint

$1,180 rent vs county FMR

3.6

Rent control risk

Inherited from Southfield

7.7

Eviction process difficulty

State law sets the calendar

3.1

Tenant organizing strength

Inherited from Southfield

9.0

Housing court bias

Inherited from Southfield

6.7

How Five Points compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 39

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

59%Socioeconomic
12%Household composition
84%Racial/ethnic minority
23%Housing & transportation

Historical context · 1930s redlining

HOLC grade: C: Definitely Declining

This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade C meant mixed-race / working-class neighborhoods rated as risky. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.

0%Grade A
0%Grade B
19%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.

20.9%Housing insecurity
15.9%Utility-shutoff threat
26.6%Food insecurity
26.0%SNAP enrollment
13.0%Transit barriers
7.9%No health insurance
19.0%Frequent mental distress
31.4%Any disability

Analysis

What drives eviction risk in Five Points

The heaviest input here is tenant organizing strength at $1/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Southfield eviction risk, while the economic and supply signals are measured at the tract level.

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

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

In CDC survey modeling, about 20.9% of adults here said they could not pay rent or mortgage at some point in the past year, and 15.9% faced a utility shutoff threat, a common early warning before a filing.

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 26125162500

What is the eviction-risk score for census tract 26125162500?

Census tract 26125162500 in the Five Points neighborhood scores 4.3/10 (Moderate 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 26125162500?

Median gross rent is $1,180/month (ACS 5-year 2023, table B25064). 51% of renter households are cost-burdened.

What is the poverty rate in tract 26125162500?

15.0% of residents in tract 26125162500 live below the federal poverty line (ACS B17001, 2023). Population: 3,307.

How socially vulnerable is tract 26125162500?

CDC Social Vulnerability Index ranks this tract in the 39th percentile nationally. Sub-themes: socioeconomic 59th, household 12th, minority 84th, housing 23th.

Is tract 26125162500 considered part of Five Points?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 26125162500 fall within Five Points (neighborhood centroid within 1.2 miles, OSM data).

What share of households in tract 26125162500 struggle to pay rent?

About 20.9% 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. 15.9% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 26125162500 compare to Southfield overall?

Tract 26125162500 scores 4.3/10, higher than the parent city of Southfield at 3.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Southfield eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Was tract 26125162500 historically redlined?

Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of C. 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 Southfield

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