3 census tracts · pop 12,570 · pop-weighted Eviction Risk Score 3.2/10
· range 3–4
Evergreen is a 3-tract neighborhood of Glenshaw, PA, population 12,570. Scored across those inputs it reaches 3.2/10, placing it in the Lower tier. At $1,508 a month, rents sit 50% over what the rest of Glenshaw commands.
Rent consumes at least 30% of income for 20% of renter households. The main counterweight is economic stress, at 1.4/10. The voucher gap is 17.8%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
Scores across the 3 constituent tracts range from 3 to 4. A 1-point internal spread means block-level underwriting beats area-level here. Well under the midpoint is rent-regulation exposure, at 2.8/10. Filings are well documented here: 175 across 3 observed tracts.
8% 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. The worst year on record was 2004, when filings touched 10.1% of renter households. The most recent observed rate, 2.8% in 2006, is well off that peak.
At 16% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. Against average income of $104,388, annual rent is only 17%, a wide affordability cushion. Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.
Underwrite the address, not the area: with 1 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3.2
Lower
3 tracts · population-weighted
Evergreen vs GlenshawHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority11%ile
Hispanic + non-white share of population
Housing & transport18%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
Q1
What is the eviction-risk score for Evergreen?
Evergreen scores 3.2/10 (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.
Q2
How does Evergreen compare to Glenshaw overall?
Evergreen scores 0.0 points higher than Glenshaw overall (3.2/10). Renters spend 20% of income on rent vs 18% citywide. Average rent: $1,508 vs $1,007.
Q3
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.
Q4
What percentage of Evergreen residents are renters?
16% of Evergreen households are renter-occupied (vs 8% in Glenshaw). The neighborhood has 12,570 residents.
Q5
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.
Q6
Which tracts in Evergreen have the highest eviction risk?
The highest-risk constituent tract in Evergreen is census tract 42003429100 (score 4/10). Across the 3 tracts in this neighborhood the score ranges from 3 to 4, a spread of 1 points.
Q7
How safe is Evergreen for landlords?
Evergreen carries a lower-tier eviction-risk profile for landlords (3.2/10). 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 (3.2/10), this neighborhood is in line with the citywide level.
Q8
What is the demographic breakdown of Evergreen?
Evergreen has 12,217 residents. Top groups: White (non-Hispanic) (92.2%), Hispanic / Latino (3.7%), Other / Multiracial (1.6%). Source: ACS 5-year 2023, table B03002.
