Neighborhood · Ann Arbor, MI

Germantown Eviction Risk: Elevated

3 census tracts · pop 16,696 · pop-weighted Eviction Risk Score 6.9/10 · range 6.1–7.2

Germantown is a 3-tract neighborhood of Ann Arbor, MI, population 16,696. The Eviction Risk Score is 6.9/10, in the Elevated tier. The severe-burden share is 44%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.

around two-thirds of renters here are cost-burdened at the 30% threshold, far above the Ann Arbor rate of 37.4%. The poverty rate is 52%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. 87% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building two streets over.

Annualized rent equals 34% of average household income here, past the 30% affordability line, which compresses the margin any screening standard has to work with. The dominant input is economic stress at 8.3/10. The 3 tracts inside this boundary do not behave alike. Individual scores run 6.1 to 7.2, a 1.1-point gap wide enough that the area average misleads on any specific address.

Court records carry 37 eviction filings across its 2 observed tracts. Running cool is rent-regulation exposure, at 3/10. Average gross rent is $1,421, 14% below the Ann Arbor average of $1,649.

Filing activity peaked in 2014 at 1.1% of renter households. Among the 13 mapped neighborhoods of Ann Arbor, it ranks #5 by risk, the middle third.

Underwrite the address, not the area: with 1.1 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

6.9

Elevated

3 tracts · population-weighted

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

% of income on rent

66.7% +78%

Ann Arbor: 37.4%

Average gross rent

$1,421 -14%

Ann Arbor: $1,649

Average HH income

$50,686 -37%

Ann Arbor: $81,089

Poverty rate

52.0% +127%

Ann Arbor: 23.0%

Renter share

87.4% +60%

Ann Arbor: 54.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Germantown and the region

Click any tract to drill in · 3 tracts span score 6.1–7.2

Why Germantown scores 6.9

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

67% 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

87% 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

52.0% below poverty line · Range 3.9–10.0 across tracts

8.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.1–5.1 across tracts

3.8

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Germantown?

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

Score distribution

0246810

Spread of 1.1 points from 6.1 to 7.2. Moderate variation across constituent tracts.

Tracts as heat grid

7.2 7.2 6.1

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

Census tracts

3 tracts in Germantown

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
26161400500	7.2	7,871	75%	$1,373
26161980101	7.2	4,233	72%	$1,300
26161400600	6.1	4,592	47%	$1,616

Social Vulnerability Index

CDC SVI percentile: 39

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

Socioeconomic status 59%ile

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

Household characteristics 1%ile

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

Racial/ethnic minority 38%ile

Hispanic + non-white share of population

Housing & transport 80%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Germantown

Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

37Total filings (sum)
1.06%Avg annual filing rate
1.1%Peak year (2014)
1.06%Latest filed (2014)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Germantown

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

14.6%Housing insecurity
11.7%Utility shutoff threat
24.8%Food insecurity
24.1%SNAP enrollment
7.7%No health insurance
31.2%Any disability

Frequently asked

About Germantown

What is the eviction-risk score for Germantown?

Germantown scores 6.9/10 (Elevated 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 Germantown compare to Ann Arbor overall?

Germantown scores 1.1 points higher than Ann Arbor overall (5.8/10). Renters spend 67% of income on rent vs 37% citywide. Average rent: $1,421 vs $1,649.

What is the average rent in Germantown?

Average gross rent in Germantown is $1,421/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 67% of renter households are cost-burdened.

What percentage of Germantown residents are renters?

87% of Germantown households are renter-occupied (vs 55% in Ann Arbor). The neighborhood has 16,696 residents.

Is Germantown a high social-vulnerability area?

Germantown sits in the 39th 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 Germantown have the highest eviction risk?

The highest-risk constituent tract in Germantown is census tract 26161400500 (score 7.2/10). Across the 3 tracts in this neighborhood the score ranges from 6.1 to 7.2, a spread of 1.1 points.

How safe is Germantown for landlords?

Germantown carries a elevated-tier eviction-risk profile for landlords (6.9/10). 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 higher-risk.

What is the demographic breakdown of Germantown?

Germantown has 16,089 residents. Top groups: White (non-Hispanic) (74.1%), Asian (non-Hispanic) (13.8%), Hispanic / Latino (5.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Germantown

7.2 Kerrytown 2 tracts · pop 5,085 7.2 Old Fourth Ward 4 tracts · pop 14,729 5.1 Burns Park 3 tracts · pop 13,410 4.4 Dicken 3 tracts · pop 8,175 4.7 Wildwood 3 tracts · pop 8,936 5.3 Cranbrook 3 tracts · pop 9,246

Sibling neighborhoods

Other neighborhoods inside Ann Arbor

Same parent city, ranked by score similarity to Germantown.

6.7 Colonial Square Cooperative 4 tracts · pop 11,341 7.2 Uplands of Scio Ridge 1 tracts · pop 1,950 7.2 Kerrytown 2 tracts · pop 5,085 7.2 North Burns Park 1 tracts · pop 5,652 7.2 Old Fourth Ward 4 tracts · pop 14,729 5.5 Lower Burns Park 1 tracts · pop 5,355

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