Neighborhood · Ann Arbor, MI

Dicken Eviction Risk: Moderate

3 census tracts · pop 8,175 · pop-weighted Eviction Risk Score 4.4/10 · range 4.4–4.4

Dicken is a 3-tract neighborhood of Ann Arbor, MI and houses 8,175 people. The Eviction Risk Score is 4.4/10, in the Moderate tier. The voucher gap is 29.5%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

The main counterweight is economic stress, at 1.5/10. 24% 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.

Average gross rent is $2,081, 26% above the Ann Arbor average of $1,649. Court records carry 53 eviction filings across its 3 observed tracts. SNAP participation is 4.9% of households versus 15.2% nationally.

On the softer side is rent-regulation exposure, at 3/10. 4.0% of adults report being unable to pay a utility bill, below a 9.2% national figure. Utility arrears usually lead rent arrears by a month or two.

The worst year on record was 2014, when filings touched 35.4% of renter households. Among the 13 mapped neighborhoods of Ann Arbor, it ranks #12 by risk, the lower third. Judgments average 2.7% of renter households a year, the share of filings that actually convert to an order.

40% of renters spend 30% or more of household income on rent.

The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.

Risk score

4.4

Moderate

3 tracts · population-weighted

Dicken vs Ann Arbor How this neighborhood stacks against the citywide average

% of income on rent

39.7% +6%

Ann Arbor: 37.4%

Average gross rent

$2,081 +26%

Ann Arbor: $1,649

Average HH income

$131,787 +63%

Ann Arbor: $81,089

Poverty rate

5.9% -74%

Ann Arbor: 23.0%

Renter share

23.2% -57%

Ann Arbor: 54.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Dicken and the region

Click any tract to drill in · 3 tracts span score 4.4–4.4

Why Dicken scores 4.4

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

State political climate

legislature & governorship · Range 3.3–3.3 across tracts

3.3

Regional political climate

County-level mix · 2024 presidential margin · Range 7.3–7.3 across tracts

7.3

Local political climate

Parent city governance · Range 7.5–7.5 across tracts

7.5

Rent control risk

40% of income on rent · Range 3.0–3.0 across tracts

3.0

Eviction process difficulty

State notice requirements & court backlog · Range 5.0–5.0 across tracts

5.0

Tenant organizing strength

23% renter households · Range 6.5–6.5 across tracts

6.5

Housing court bias

County bench composition · Range 5.0–5.0 across tracts

5.0

Economic stress

5.9% below poverty line · Range 1.0–1.9 across tracts

1.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.2–10.0 across tracts

6.9

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Dicken?

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 4.4 to 4.4. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

4.4 4.4 4.4

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

Census tracts

3 tracts in Dicken

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
26161404100	4.4	3,208	40%	$1,474
26161404300	4.4	2,783	39%	$2,898
26161404400	4.4	2,184	41%	$1,932

Social Vulnerability Index

CDC SVI percentile: 9

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 7%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 19%ile

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

Racial/ethnic minority 40%ile

Hispanic + non-white share of population

Housing & transport 21%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Dicken

Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

53Total filings (sum)
14.06%Avg annual filing rate
35.4%Peak year (2014)
14.06%Latest filed (2014)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Dicken

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

5.5%Housing insecurity
4.0%Utility shutoff threat
6.2%Food insecurity
4.9%SNAP enrollment
3.8%No health insurance
20.3%Any disability

Frequently asked

About Dicken

What is the eviction-risk score for Dicken?

Dicken 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 Dicken compare to Ann Arbor overall?

Dicken scores 1.4 points lower than Ann Arbor overall (5.8/10). Renters spend 40% of income on rent vs 37% citywide. Average rent: $2,081 vs $1,649.

What is the average rent in Dicken?

Average gross rent in Dicken is $2,081/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 40% of renter households are cost-burdened.

What percentage of Dicken residents are renters?

23% of Dicken households are renter-occupied (vs 55% in Ann Arbor). The neighborhood has 8,175 residents.

Is Dicken a high social-vulnerability area?

Dicken sits in the 9th 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.

Which tracts in Dicken have the highest eviction risk?

The highest-risk constituent tract in Dicken is census tract 26161404100 (score 4.4/10). Across the 3 tracts in this neighborhood the score ranges from 4.4 to 4.4, a spread of 0 points.

How safe is Dicken for landlords?

Dicken 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 Ann Arbor as a whole (5.8/10), this neighborhood is lower-risk.

What is the demographic breakdown of Dicken?

Dicken has 8,241 residents. Top groups: White (non-Hispanic) (75.2%), Other / Multiracial (7.3%), Hispanic / Latino (6.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Dicken

6.8 Germantown 3 tracts · pop 16,696 4.7 Wildwood 3 tracts · pop 8,936 5.3 Cranbrook 3 tracts · pop 9,246 7.2 Kerrytown 2 tracts · pop 5,085 5.1 Burns Park 3 tracts · pop 13,410 4.2 Lakewood 2 tracts · pop 9,922

Sibling neighborhoods

Other neighborhoods inside Ann Arbor

Same parent city, ranked by score similarity to Dicken.

4.6 Wildwood 3 tracts · pop 8,936 3.9 Lakewood 2 tracts · pop 9,922 5 Burns Park 3 tracts · pop 13,410 5.4 Cranbrook 3 tracts · pop 9,246 5.4 Westlawn 4 tracts · pop 13,575 5.5 Lower Burns Park 1 tracts · pop 5,355

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