Neighborhood · Glenshaw, PA

Evergreen Eviction Risk: Lower

3 census tracts · pop 12,570 · pop-weighted Eviction Risk Score 2.4/10 · range 1.8–3.4

Evergreen is a white (non-hispanic) neighborhood in Glenshaw with 3 census tracts and a population of 12,570 residents. The neighborhood's pop-weighted eviction-risk score of 2.4/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 20% of renters here pay at least 30% of household income on rent, and 8% are severely cost-burdened (≥50% of income). Average gross rent of $1,508/month sits 50% higher than the Glenshaw citywide average ($1,007).

Risk score

2.4

Lower

3 tracts · population-weighted

Evergreen vs Glenshaw How this neighborhood stacks against the citywide average

% of income on rent

19.5% +9%

Glenshaw: 17.9%

Average gross rent

$1,508 +50%

Glenshaw: $1,007

Average HH income

$104,388 +14%

Glenshaw: $91,219

Poverty rate

5.2% +20%

Glenshaw: 4.3%

Renter share

15.7% +107%

Glenshaw: 7.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Evergreen and the region

Click any tract to drill in · 3 tracts span score 1.8–3.4

Why Evergreen scores 2.4

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

State political climate

legislature & governorship · Range 3.4–3.4 across tracts

3.4

Regional political climate

County-level mix · 2024 presidential margin · Range 6.0–6.0 across tracts

6.0

Local political climate

Parent city governance · Range 3.4–6.4 across tracts

4.5

Rent control risk

20% of income on rent · Range 1.6–3.4 across tracts

2.8

Eviction process difficulty

State notice requirements & court backlog · Range 3.1–5.0 across tracts

4.3

Tenant organizing strength

16% renter households · Range 2.3–4.0 across tracts

3.4

Housing court bias

County bench composition · Range 2.2–5.0 across tracts

4.0

Economic stress

5.2% below poverty line · Range 1.0–1.7 across tracts

1.4

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.3–8.1 across tracts

6.8

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Evergreen?

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

Score distribution

0246810

Spread of 1.6 points from 1.8 to 3.4. Moderate variation across constituent tracts.

Tracts as heat grid

3.4 2.5 1.8

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

Census tracts

3 tracts in Evergreen

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
42003429100	3.4	2,532	30%	$1,060
42003427100	2.5	5,524	20%	$1,680
42003429202	1.8	4,514	14%	$1,548

Social Vulnerability Index

CDC SVI percentile: 6

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

Socioeconomic status 6%ile

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

Household characteristics 19%ile

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

Racial/ethnic minority 11%ile

Hispanic + non-white share of population

Housing & transport 18%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Evergreen

Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

175Total filings (sum)
3.83%Avg annual filing rate
10.1%Peak year (2004)
3.03%Latest filed (2006)

Frequently asked

About Evergreen

What is the eviction-risk score for Evergreen?

Evergreen scores 2.4/10 (Lower 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 Evergreen compare to Glenshaw overall?

Evergreen scores 1.5 points lower than Glenshaw overall (3.9/10). Renters spend 20% of income on rent vs 18% citywide. Average rent: $1,508 vs $1,007.

What is the average rent in Evergreen?

Average gross rent in Evergreen is $1,508/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 20% of renter households are cost-burdened.

What percentage of Evergreen residents are renters?

16% of Evergreen households are renter-occupied (vs 8% in Glenshaw). The neighborhood has 12,570 residents.

Is Evergreen a high social-vulnerability area?

Evergreen sits in the 6th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Evergreen have the highest eviction risk?

The highest-risk constituent tract in Evergreen is census tract 42003429100 (score 3.4/10). Across the 3 tracts in this neighborhood the score ranges from 1.8 to 3.4, a spread of 1.6 points.

How safe is Evergreen for landlords?

Evergreen carries a lower-tier eviction-risk profile for landlords (2.4/10). 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 Glenshaw as a whole (3.9/10), this neighborhood is lower-risk.

What is the demographic breakdown of Evergreen?

Evergreen has 12,217 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (92.2%), Hispanic / Latino (3.7%), Other / Multiracial (1.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Evergreen

4.6 Upper Lawrenceville 3 tracts · pop 10,494 4.5 Perry North 4 tracts · pop 6,807 5.8 Summer Hill 2 tracts · pop 4,614 4.4 Troy Hill 3 tracts · pop 8,035 4.6 Central Lawrenceville 2 tracts · pop 2,077 5.1 Brighton Heights 2 tracts · pop 4,672

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