Neighborhood · Spring Valley, NV

Siena Eviction Risk: Moderate

3 census tracts · pop 13,123 · pop-weighted Eviction Risk Score 4.9/10 · range 3–7.3

Siena takes in 3 census tracts of Spring Valley, NV, population 13,123. That produces an Eviction Risk Score of 4.9/10, Moderate tier. Scores across the 3 constituent tracts range from 3 to 7.3. A 4.3-point internal spread means block-level underwriting beats area-level here.

Cost burden runs 52% against 32.9% citywide, putting Siena 18.7% over its own city. The severe-burden share is 28%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. Set annual rent against average household income of $77,065 and the ratio lands at 32%, above the conventional 30% ceiling.

What pushes the score up most is tenant-organizing strength at 7.8/10. The voucher gap is 19.0%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

At $2,083 a month, rents sit 20% over what the rest of Spring Valley commands. On the softer side is economic stress, at 2.7/10.

Among the 9 mapped neighborhoods of Spring Valley, it ranks #9 by risk, the lower third. The closest comparables inside the same city are Southern Hills and The Cliffs.

49% of occupied units are renter-occupied.

For a specific building, read the per-tract breakdown below rather than the 4.9 headline, because the internal range is too wide to average safely. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.

Risk score

4.9

Moderate

3 tracts · population-weighted

Siena vs Spring Valley How this neighborhood stacks against the citywide average

% of income on rent

51.6% +57%

Spring Valley: 32.9%

Average gross rent

$2,083 +20%

Spring Valley: $1,743

Average HH income

$77,065 +6%

Spring Valley: $72,364

Poverty rate

10.4% -20%

Spring Valley: 12.9%

Renter share

48.8% -1%

Spring Valley: 49.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Siena and the region

Click any tract to drill in · 3 tracts span score 3–7.3

Why Siena scores 4.9

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

State political climate

legislature & governorship · Range 3.7–3.7 across tracts

3.7

Regional political climate

County-level mix · 2024 presidential margin · Range 5.5–5.5 across tracts

5.5

Local political climate

Parent city governance · Range 5.9–5.9 across tracts

5.9

Rent control risk

52% of income on rent · Range 5.4–7.2 across tracts

6.4

Eviction process difficulty

State notice requirements & court backlog · Range 3.5–3.6 across tracts

3.5

Tenant organizing strength

49% renter households · Range 6.2–9.1 across tracts

7.8

Housing court bias

County bench composition · Range 4.5–6.7 across tracts

5.7

Economic stress

10.4% below poverty line · Range 1.0–5.9 across tracts

2.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.4–9.4 across tracts

6.9

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Siena?

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

Score distribution

0246810

Spread of 4.3 points from 3 to 7.3. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

7.3 5.8 3.0

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

Census tracts

3 tracts in Siena

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
32003005848	7.3	3,665	74%	$1,651
32003005847	5.8	3,424	53%	$1,764
32003005846	3	6,034	37%	$2,526

Social Vulnerability Index

CDC SVI percentile: 42

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

Socioeconomic status 51%ile

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

Household characteristics 35%ile

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

Racial/ethnic minority 59%ile

Hispanic + non-white share of population

Housing & transport 40%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Siena

Aggregated across 0 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Pandemic-era tracking (2020–2021)

1,616Total filings 2020-21
5.8Avg monthly observed
3.2Pre-pandemic baseline
1.96×Ratio to baseline

Pandemic filings ran above baseline. Tracked under Eviction Lab Eviction Tracking System (Las Vegas, NV).

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Siena

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

11.9%Housing insecurity
7.7%Utility shutoff threat
13.5%Food insecurity
11.8%SNAP enrollment
9.9%No health insurance
31.7%Any disability

Frequently asked

About Siena

What is the eviction-risk score for Siena?

Siena scores 4.9/10 (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 Siena compare to Spring Valley overall?

Siena scores 1.0 points lower than Spring Valley overall (5.9/10). Renters spend 52% of income on rent vs 33% citywide. Average rent: $2,083 vs $1,743.

What is the average rent in Siena?

Average gross rent in Siena is $2,083/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 52% of renter households are cost-burdened.

What percentage of Siena residents are renters?

49% of Siena households are renter-occupied (vs 49% in Spring Valley). The neighborhood has 13,123 residents.

Is Siena a high social-vulnerability area?

Siena sits in the 42nd 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 Siena have the highest eviction risk?

The highest-risk constituent tract in Siena is census tract 32003005848 (score 7.3/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 7.3, a spread of 4.3 points.

How safe is Siena for landlords?

Siena carries a moderate-tier eviction-risk profile for landlords (4.9/10). 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 Spring Valley as a whole (5.9/10), this neighborhood is lower-risk.

What is the demographic breakdown of Siena?

Siena has 13,773 residents. Top groups: White (non-Hispanic) (52.2%), Asian (non-Hispanic) (17.2%), Hispanic / Latino (14.4%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Siena

5.3 The Lakes 7 tracts · pop 29,010 5.3 Spanish Hills 5 tracts · pop 25,736 3.7 The Willows 4 tracts · pop 17,584 5.3 The Cliffs 4 tracts · pop 16,129 5.7 Buffalo Ranch 8 tracts · pop 33,879 5.4 Southern Hills 2 tracts · pop 13,975

Sibling neighborhoods

Other neighborhoods inside Spring Valley

Same parent city, ranked by score similarity to Siena.

5.2 The Cliffs 4 tracts · pop 16,129 5.2 Southern Hills 2 tracts · pop 13,975 4.5 The Mesa 1 tracts · pop 5,545 5.4 The Lakes 7 tracts · pop 29,010 5.4 Spanish Hills 5 tracts · pop 25,736 5.4 Spanish Trail 1 tracts · pop 6,319

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