2 census tracts · pop 8,410 · pop-weighted Eviction Risk Score 4.6/10
· range 4–5.9
Villages at Penn Ridge takes in 2 census tracts of West Grove, PA, population 8,410. That produces an Eviction Risk Score of 4.6/10, Moderate tier. Average gross rent is $1,028, 42% below the West Grove average of $1,767.
The main counterweight is supply constraint, at 1.8/10. The 2 tracts inside this boundary do not behave alike. Individual scores run 4 to 5.9, a 1.9-point gap wide enough that the area average misleads on any specific address.
Running cool is economic stress, at 1.9/10. 18% 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. Court records carry 54 eviction filings across its 2 observed tracts.
The worst year on record was 2006, when filings touched 2.5% of renter households. Judgments average 1.1% of renter households a year, the share of filings that actually convert to an order.
Only 26% 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. Against average income of $102,205, annual rent is only 12%, a wide affordability cushion. 42% of renters spend 30% or more of household income on rent.
For a specific building, read the per-tract breakdown below rather than the 4.6 headline, because the internal range is too wide to average safely. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
4.6
Moderate
2 tracts · population-weighted
Villages at Penn Ridge vs West GroveHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority44%ile
Hispanic + non-white share of population
Housing & transport68%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Villages at Penn Ridge
Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
54Total filings (sum)
1.93%Avg annual filing rate
2.5%Peak year (2006)
1.47%Latest filed (2006)
Frequently asked
About Villages at Penn Ridge
Q1
What is the eviction-risk score for Villages at Penn Ridge?
Villages at Penn Ridge scores 4.6/10 (Moderate 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.
Q2
How does Villages at Penn Ridge compare to West Grove overall?
Villages at Penn Ridge scores 0.1 points higher than West Grove overall (4.5/10). Renters spend 42% of income on rent vs 44% citywide. Average rent: $1,028 vs $1,767.
Q3
What is the average rent in Villages at Penn Ridge?
Average gross rent in Villages at Penn Ridge is $1,028/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 42% of renter households are cost-burdened.
Q4
What percentage of Villages at Penn Ridge residents are renters?
26% of Villages at Penn Ridge households are renter-occupied (vs 24% in West Grove). The neighborhood has 8,410 residents.
Q5
Is Villages at Penn Ridge a high social-vulnerability area?
Villages at Penn Ridge sits in the 54th 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.
Q6
Which tracts in Villages at Penn Ridge have the highest eviction risk?
The highest-risk constituent tract in Villages at Penn Ridge is census tract 42029306300 (score 5.9/10). Across the 2 tracts in this neighborhood the score ranges from 4 to 5.9, a spread of 1.9 points.
Q7
How safe is Villages at Penn Ridge for landlords?
Villages at Penn Ridge carries a moderate-tier eviction-risk profile for landlords (4.6/10). 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 West Grove as a whole (4.5/10), this neighborhood is in line with the citywide level.
Q8
What is the demographic breakdown of Villages at Penn Ridge?
Villages at Penn Ridge has 8,445 residents. Top groups: White (non-Hispanic) (69.8%), Hispanic / Latino (17.4%), Other / Multiracial (5.8%). Source: ACS 5-year 2023, table B03002.
