Phillips West Eviction Risk: High

86% 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. The clearest offset is supply constraint, at 1/10. Average gross rent is $959, 30% below the Minneapolis average of $1,371.

Sitting well above the midpoint is tenant-organizing strength at 8.5/10. The poverty rate is 29%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. 21% 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.

16.2% of adults report being unable to pay a utility bill, against a 9.2% national figure. Utility arrears usually lead rent arrears by a month or two. Court records for this tract carry 283 eviction filings.

On the high side is rent-regulation exposure at 7.5/10. 18.6% of adults carry no health insurance against 11.3% nationally, a common route into sudden unpayable debt.

The worst year on record was 2009, when filings touched 4.3% of renter households. Recent filings have not receded much: 2.8% in 2013 against a 4.3% peak.

Because the boundary contains one tract, 8/10 is simultaneously the area figure and the address-level figure. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.