Neighborhood · Villas, NJ

Fishing Creek Eviction Risk: Elevated

2 census tracts · pop 9,925 · pop-weighted Eviction Risk Score 7/10 · range 6.4–7.3

Fishing Creek is a 2-tract neighborhood of Villas, NJ, population 9,925. Scored across those inputs it reaches 7/10, placing it in the Elevated tier. Severe burden reaches 38%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.

The dominant input is rent-regulation exposure at 9.4/10. On the high side is housing-court posture at 8.3/10. Average gross rent is $1,414, 18% below the Villas average of $1,719.

Filings are well documented here: 363 across 2 observed tracts. The poverty rate is 17%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. Filing activity peaked in 2013 at 12.2% of renter households.

Recent filings have not receded much: 9.6% in 2018 against a 12.2% peak. Only 12% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices.

The 2 tracts here are tightly clustered, 0.9 points apart at the extremes. 43% of renters spend 30% or more of household income on rent. Annual rent works out to 23% of average household income of $73,950.

The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

Elevated

2 tracts · population-weighted

Fishing Creek vs Villas How this neighborhood stacks against the citywide average

% of income on rent

42.9% -2%

Villas: 43.6%

Average gross rent

$1,414 -18%

Villas: $1,719

Average HH income

$73,950 0%

Villas: $74,203

Poverty rate

17.0% +1%

Villas: 16.8%

Renter share

12.1% +31%

Villas: 9.3%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Fishing Creek and the region

Click any tract to drill in · 2 tracts span score 6.4–7.3

Why Fishing Creek scores 7

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

State political climate

legislature & governorship · Range 6.8–6.8 across tracts

6.8

Regional political climate

County-level mix · 2024 presidential margin · Range 4.2–4.2 across tracts

4.2

Local political climate

Parent city governance · Range 4.8–4.8 across tracts

4.8

Rent control risk

43% of income on rent · Range 9.4–9.4 across tracts

9.4

Eviction process difficulty

State notice requirements & court backlog · Range 6.8–6.8 across tracts

6.8

Tenant organizing strength

12% renter households · Range 3.2–3.2 across tracts

3.2

Housing court bias

County bench composition · Range 8.3–8.3 across tracts

8.3

Economic stress

17.0% below poverty line · Range 2.4–5.4 across tracts

4.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.8–5.7 across tracts

3.9

Risk score comparison

Fishing Creek vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

2 tracts in Fishing Creek

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
34009021804	7.3	6,202	24%	$1,236
34009021803	6.4	3,723	74%	$1,710

Social Vulnerability Index

CDC SVI percentile: 37

Pop-weighted across 2 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 58%ile

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

Household characteristics 63%ile

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

Racial/ethnic minority 16%ile

Hispanic + non-white share of population

Housing & transport 16%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Fishing Creek

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

Historic baseline (2000–2018)

363Total filings (sum)
11.55%Avg annual filing rate
12.2%Peak year (2013)
10.01%Latest filed (2018)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Fishing Creek

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

11.7%Housing insecurity
7.4%Utility shutoff threat
14.6%Food insecurity
10.2%SNAP enrollment
10.1%No health insurance
30.2%Any disability

Frequently asked

About Fishing Creek

What is the eviction-risk score for Fishing Creek?

Fishing Creek scores 7/10 (Elevated tier) across 2 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 Fishing Creek compare to Villas overall?

Fishing Creek scores 1.1 points higher than Villas overall (5.9/10). Renters spend 43% of income on rent vs 44% citywide. Average rent: $1,414 vs $1,719.

What is the average rent in Fishing Creek?

Average gross rent in Fishing Creek is $1,414/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 43% of renter households are cost-burdened.

What percentage of Fishing Creek residents are renters?

12% of Fishing Creek households are renter-occupied (vs 9% in Villas). The neighborhood has 9,925 residents.

Is Fishing Creek a high social-vulnerability area?

Fishing Creek sits in the 37th 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 Fishing Creek have the highest eviction risk?

The highest-risk constituent tract in Fishing Creek is census tract 34009021804 (score 7.3/10). Across the 2 tracts in this neighborhood the score ranges from 6.4 to 7.3, a spread of 0.9 points.

How safe is Fishing Creek for landlords?

Fishing Creek carries a elevated-tier eviction-risk profile for landlords (7/10). Pop-weighted across 2 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Villas as a whole (5.9/10), this neighborhood is higher-risk.

What is the demographic breakdown of Fishing Creek?

Fishing Creek has 9,897 residents. Top groups: White (non-Hispanic) (90.7%), Hispanic / Latino (5.4%), Other / Multiracial (3.9%). Source: ACS 5-year 2023, table B03002.

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