Neighborhood · Bala Cynwyd, PA

Pencoyd Eviction Risk: Lower

1 census tracts · pop 3,096 · pop-weighted Eviction Risk Score 2.5/10 · range 2.5–2.5

Pencoyd is a white (non-hispanic) neighborhood in Bala Cynwyd with 1 census tract and a population of 3,096 residents. The neighborhood's pop-weighted eviction-risk score of 2.5/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 40% of renters here pay at least 30% of household income on rent, and 21% are severely cost-burdened (≥50% of income). Average gross rent of $1,884/month sits 0% lower than the Bala Cynwyd citywide average ($1,886).

Risk score

2.5

Lower

1 tracts · population-weighted

Pencoyd vs Bala Cynwyd How this neighborhood stacks against the citywide average

% of income on rent

39.8% +36%

Bala Cynwyd: 29.2%

Average gross rent

$1,884 0%

Bala Cynwyd: $1,886

Average HH income

$108,344 -25%

Bala Cynwyd: $144,453

Poverty rate

7.7% -20%

Bala Cynwyd: 9.6%

Renter share

42.5% +41%

Bala Cynwyd: 30.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Pencoyd and the region

Click any tract to drill in · 1 tracts span score 2.5–2.5

Why Pencoyd scores 2.5

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 6.3–6.3 across tracts

6.3

Local political climate

Parent city governance · Range 8.4–8.4 across tracts

8.4

Rent control risk

40% of income on rent · Range 4.4–4.4 across tracts

4.4

Eviction process difficulty

State notice requirements & court backlog · Range 3.0–3.0 across tracts

3.0

Tenant organizing strength

43% renter households · Range 6.6–6.6 across tracts

6.6

Housing court bias

County bench composition · Range 4.7–4.7 across tracts

4.7

Economic stress

7.7% below poverty line · Range 1.9–1.9 across tracts

1.9

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.5–5.5 across tracts

5.5

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Pencoyd

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
42091204300	2.5	3,096	40%	$1,884

Social Vulnerability Index

CDC SVI percentile: 39

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

Socioeconomic status 17%ile

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

Household characteristics 90%ile

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

Racial/ethnic minority 34%ile

Hispanic + non-white share of population

Housing & transport 41%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Pencoyd

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

Historic baseline (2000–2018)

21Total filings (sum)
1.06%Avg annual filing rate
1.8%Peak year (2000)
0.67%Latest filed (2006)

Frequently asked

About Pencoyd

What is the eviction-risk score for Pencoyd?

Pencoyd scores 2.5/10 (Lower 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 Pencoyd compare to Bala Cynwyd overall?

Pencoyd scores 1.4 points lower than Bala Cynwyd overall (3.9/10). Renters spend 40% of income on rent vs 29% citywide. Average rent: $1,884 vs $1,886.

What is the average rent in Pencoyd?

Average gross rent in Pencoyd is $1,884/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 40% of renter households are cost-burdened.

What percentage of Pencoyd residents are renters?

43% of Pencoyd households are renter-occupied (vs 30% in Bala Cynwyd). The neighborhood has 3,096 residents.

Is Pencoyd a high social-vulnerability area?

Pencoyd sits in the 39th 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 Pencoyd for landlords?

Pencoyd carries a lower-tier eviction-risk profile for landlords (2.5/10). 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 Bala Cynwyd as a whole (3.9/10), this neighborhood is lower-risk.

What is the demographic breakdown of Pencoyd?

Pencoyd has 3,345 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (77.6%), Black (non-Hispanic) (10.7%), Asian (non-Hispanic) (5.8%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Pencoyd

1.5 Indian Creek 3 tracts · pop 11,795 1.3 Wynnebrook Manor 2 tracts · pop 9,410 2.2 Hamilton Court 3 tracts · pop 9,190 4.4 Coopertown 2 tracts · pop 4,673 1.4 Wyndmoor 2 tracts · pop 9,221 2 Elkins Park 5 tracts · pop 20,037

Sibling neighborhoods

Other neighborhoods inside Bala Cynwyd

Same parent city, ranked by score similarity to Pencoyd.

2.8 College Park 1 tracts · pop 3,602 1.7 Belmont Hills 1 tracts · pop 3,101

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