Neighborhood · Spring Valley, NV

The Lakes Eviction Risk: Moderate

7 census tracts · pop 29,010 · pop-weighted Eviction Risk Score 5.4/10 · range 3.2–6.7

The Lakes takes in 7 census tracts of Spring Valley, NV, population 29,010. It carries an Eviction Risk Score of 5.4/10, in the Moderate tier. Cost burden runs 55% against 32.9% citywide, putting The Lakes 21.8% over its own city.

Internally this is not one market. Tract scores span 3.2 to 6.7, so two buildings inside the same boundary can carry materially different risk. The severe-burden share is 27%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.

The dominant input is tenant-organizing strength at 7/10. That places it #4 of 9 neighborhoods in Spring Valley.

Average gross rent runs $1,714, close to the Spring Valley average. Annual rent works out to 28% of average household income of $72,410.

51% of occupied units are renter-occupied.

Underwrite the address, not the area: with 3.5 points between its best and worst tract, the per-tract table below is the operative number. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.

Risk score

5.4

Moderate

7 tracts · population-weighted

The Lakes vs Spring Valley How this neighborhood stacks against the citywide average

% of income on rent

54.7% +66%

Spring Valley: 32.9%

Average gross rent

$1,714 -2%

Spring Valley: $1,743

Average HH income

$72,410 +0%

Spring Valley: $72,364

Poverty rate

14.7% +14%

Spring Valley: 12.9%

Renter share

50.8% +3%

Spring Valley: 49.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across The Lakes and the region

Click any tract to drill in · 7 tracts span score 3.2–6.7

Why The Lakes scores 5.4

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 5.5–5.9 across tracts

5.7

Rent control risk

55% of income on rent · Range 2.0–7.2 across tracts

5.1

Eviction process difficulty

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

3.5

Tenant organizing strength

51% renter households · Range 4.0–9.1 across tracts

7.0

Housing court bias

County bench composition · Range 3.5–6.7 across tracts

5.4

Economic stress

14.7% below poverty line · Range 1.3–6.8 across tracts

3.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.1–6.3 across tracts

4.8

Risk score comparison

The Lakes vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in The Lakes?

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

Score distribution

0246810

Spread of 3.5 points from 3.2 to 6.7. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.7 6.5 6.0 5.6 5.4 3.8 3.2

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

Census tracts

7 tracts in The Lakes

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
32003005825	6.7	5,145	68%	$1,419
32003005874	6.5	5,056	47%	$1,969
32003005875	6	2,964	52%	$1,877
32003005826	5.6	3,879	46%	$1,687
32003005809	5.4	4,383	60%	$1,650
32003005808	3.8	3,102	46%	$1,642
32003005807	3.2	4,481	57%	$1,794

Social Vulnerability Index

CDC SVI percentile: 65

Pop-weighted across 7 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 72%ile

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

Household characteristics 59%ile

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

Racial/ethnic minority 66%ile

Hispanic + non-white share of population

Housing & transport 41%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in The Lakes

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

Pandemic-era tracking (2020–2021)

3,572Total filings 2020-21
7.0Avg monthly observed
4.1Pre-pandemic baseline
1.68×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 The Lakes

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

14.7%Housing insecurity
9.4%Utility shutoff threat
17.1%Food insecurity
15.0%SNAP enrollment
12.1%No health insurance
33.3%Any disability

Frequently asked

About The Lakes

What is the eviction-risk score for The Lakes?

The Lakes scores 5.4/10 (Moderate tier) across 7 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 The Lakes compare to Spring Valley overall?

The Lakes scores 0.5 points lower than Spring Valley overall (5.9/10). Renters spend 55% of income on rent vs 33% citywide. Average rent: $1,714 vs $1,743.

What is the average rent in The Lakes?

Average gross rent in The Lakes is $1,714/month (pop-weighted across 7 census tracts, ACS 5-year 2023). 55% of renter households are cost-burdened.

What percentage of The Lakes residents are renters?

51% of The Lakes households are renter-occupied (vs 49% in Spring Valley). The neighborhood has 29,010 residents.

Is The Lakes a high social-vulnerability area?

The Lakes sits in the 65th percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in The Lakes have the highest eviction risk?

The highest-risk constituent tract in The Lakes is census tract 32003005825 (score 6.7/10). Across the 7 tracts in this neighborhood the score ranges from 3.2 to 6.7, a spread of 3.5 points.

How safe is The Lakes for landlords?

The Lakes carries a moderate-tier eviction-risk profile for landlords (5.4/10). Pop-weighted across 7 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 The Lakes?

The Lakes has 28,853 residents. Top groups: White (non-Hispanic) (46.8%), Hispanic / Latino (22.7%), Asian (non-Hispanic) (13.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near The Lakes

3.7 The Willows 4 tracts · pop 17,584 5.3 Spanish Hills 5 tracts · pop 25,736 5.1 Canyon Gate 7 tracts · pop 26,343 5.7 Buffalo Ranch 8 tracts · pop 33,879 5.4 Siena 3 tracts · pop 13,123 3.5 Peccole Ranch 2 tracts · pop 8,961

Sibling neighborhoods

Other neighborhoods inside Spring Valley

Same parent city, ranked by score similarity to The Lakes.

5.4 Spanish Trail 1 tracts · pop 6,319 5.4 Spanish Hills 5 tracts · pop 25,736 5.2 The Cliffs 4 tracts · pop 16,129 5.2 Southern Hills 2 tracts · pop 13,975 5.7 Buffalo Ranch 8 tracts · pop 33,879 4.9 Siena 3 tracts · pop 13,123

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