Neighborhood · West Chester, PA

Mercers Mill Eviction Risk: Moderate

1 census tracts · pop 3,635 · pop-weighted Eviction Risk Score 4.9/10 · range 4.9–4.9

Mercers Mill is a white (non-hispanic) neighborhood in West Chester with 1 census tract and a population of 3,635 residents. The neighborhood's pop-weighted eviction-risk score of 4.9/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 41% of renters here pay at least 30% of household income on rent, and 23% are severely cost-burdened (≥50% of income). Average gross rent of $1,485/month sits 14% lower than the West Chester citywide average ($1,731).

Risk score

4.9

Moderate

1 tracts · population-weighted

Mercers Mill vs West Chester How this neighborhood stacks against the citywide average

% of income on rent

40.9% +29%

West Chester: 31.8%

Average gross rent

$1,485 -14%

West Chester: $1,731

Average HH income

$98,519 +21%

West Chester: $81,492

Poverty rate

18.9% +3%

West Chester: 18.3%

Renter share

58.2% -10%

West Chester: 64.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Mercers Mill and the region

Click any tract to drill in · 1 tracts span score 4.9–4.9

Why Mercers Mill scores 4.9

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 5.9–5.9 across tracts

5.9

Local political climate

Parent city governance · Range 6.3–6.3 across tracts

6.3

Rent control risk

41% of income on rent · Range 6.5–6.5 across tracts

6.5

Eviction process difficulty

State notice requirements & court backlog · Range 3.2–3.2 across tracts

3.2

Tenant organizing strength

58% renter households · Range 9.7–9.7 across tracts

9.7

Housing court bias

County bench composition · Range 7.1–7.1 across tracts

7.1

Economic stress

18.9% below poverty line · Range 4.7–4.7 across tracts

4.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.2–3.2 across tracts

3.2

Risk score comparison

Mercers Mill vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Mercers Mill

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
42029302500	4.9	3,635	41%	$1,485

Social Vulnerability Index

CDC SVI percentile: 42

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 55%ile

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

Household characteristics 8%ile

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

Racial/ethnic minority 44%ile

Hispanic + non-white share of population

Housing & transport 58%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Mercers Mill

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

126Total filings (sum)
1.81%Avg annual filing rate
2.8%Peak year (2002)
1.62%Latest filed (2006)

Frequently asked

About Mercers Mill

What is the eviction-risk score for Mercers Mill?

Mercers Mill scores 4.9/10 (Moderate tier) across 1 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 Mercers Mill compare to West Chester overall?

Mercers Mill scores 0.7 points higher than West Chester overall (4.2/10). Renters spend 41% of income on rent vs 32% citywide. Average rent: $1,485 vs $1,731.

What is the average rent in Mercers Mill?

Average gross rent in Mercers Mill is $1,485/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 41% of renter households are cost-burdened.

What percentage of Mercers Mill residents are renters?

58% of Mercers Mill households are renter-occupied (vs 65% in West Chester). The neighborhood has 3,635 residents.

Is Mercers Mill a high social-vulnerability area?

Mercers Mill 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.

How safe is Mercers Mill for landlords?

Mercers Mill carries a moderate-tier eviction-risk profile for landlords (4.9/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to West Chester as a whole (4.2/10), this neighborhood is higher-risk.

What is the demographic breakdown of Mercers Mill?

Mercers Mill has 3,539 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (74.9%), Black (non-Hispanic) (14.5%), Hispanic / Latino (4.2%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Mercers Mill

3.6 Elizabeth Manor 5 tracts · pop 21,086 2.1 Brandywine at Thornbury 2 tracts · pop 9,744 1.9 Bradford Hills 2 tracts · pop 5,179 2.5 Windridge 2 tracts · pop 10,153 1.7 Howellville 4 tracts · pop 18,512 3.3 Villages at Penn Ridge 2 tracts · pop 8,410

Sibling neighborhoods

Other neighborhoods inside West Chester

Same parent city, ranked by score similarity to Mercers Mill.

5.2 Courtfield Streams 1 tracts · pop 3,851 3.6 Elizabeth Manor 5 tracts · pop 21,086 3.1 Laurier 1 tracts · pop 3,983

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