Neighborhood · St. Andrews, SC

Emerald Valley Eviction Risk: Moderate

4 census tracts · pop 14,273 · pop-weighted Eviction Risk Score 5.2/10 · range 4.5–5.9

Emerald Valley is a black (non-hispanic) neighborhood in St. Andrews with 4 census tracts and a population of 14,273 residents. The neighborhood's pop-weighted eviction-risk score of 5.2/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 57% of renters here pay at least 30% of household income on rent, and 34% are severely cost-burdened (≥50% of income). Average gross rent of $1,099/month sits 1% higher than the St. Andrews citywide average ($1,088).

Risk score

5.2

Moderate

4 tracts · population-weighted

Emerald Valley vs St. Andrews How this neighborhood stacks against the citywide average

% of income on rent

57.0% +63%

St. Andrews: 35.0%

Average gross rent

$1,099 +1%

St. Andrews: $1,088

Average HH income

$49,223 +7%

St. Andrews: $46,067

Poverty rate

24.8% 0%

St. Andrews: 24.9%

Renter share

74.1% +4%

St. Andrews: 71.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Emerald Valley and the region

Click any tract to drill in · 4 tracts span score 4.5–5.9

Why Emerald Valley scores 5.2

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

State political climate

legislature & governorship · Range 2.1–2.1 across tracts

2.1

Regional political climate

County-level mix · 2024 presidential margin · Range 6.9–6.9 across tracts

6.9

Local political climate

Parent city governance · Range 5.0–7.2 across tracts

6.9

Rent control risk

57% of income on rent · Range 1.0–1.3 across tracts

1.3

Eviction process difficulty

State notice requirements & court backlog · Range 2.1–3.0 across tracts

2.2

Tenant organizing strength

74% renter households · Range 1.3–4.0 across tracts

1.7

Housing court bias

County bench composition · Range 1.6–3.0 across tracts

1.8

Economic stress

24.8% below poverty line · Range 3.5–9.0 across tracts

6.2

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.8–3.9 across tracts

3.5

Risk score comparison

Emerald Valley vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Emerald Valley?

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

Score distribution

0246810

Spread of 1.4 points from 4.5 to 5.9. Moderate variation across constituent tracts.

Tracts as heat grid

5.9 5.2 5.0 4.5

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

Census tracts

4 tracts in Emerald Valley

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
45079010412	5.9	4,163	66%	$1,092
45079010407	5.2	4,377	60%	$1,154
45079010413	5	2,001	47%	$1,141
45079010411	4.5	3,732	47%	$1,018

Social Vulnerability Index

CDC SVI percentile: 74

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 82%ile

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

Household characteristics 40%ile

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

Racial/ethnic minority 85%ile

Hispanic + non-white share of population

Housing & transport 60%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Emerald Valley

Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

12,405Total filings (sum)
57.16%Avg annual filing rate
90.0%Peak year (2014)
63.59%Latest filed (2014)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Emerald Valley

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

25.2%Housing insecurity
18.4%Utility shutoff threat
30.6%Food insecurity
24.2%SNAP enrollment
14.7%No health insurance
35.7%Any disability

Frequently asked

About Emerald Valley

What is the eviction-risk score for Emerald Valley?

Emerald Valley scores 5.2/10 (Moderate tier) across 4 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 Emerald Valley compare to St. Andrews overall?

Emerald Valley scores 2.5 points higher than St. Andrews overall (2.7/10). Renters spend 57% of income on rent vs 35% citywide. Average rent: $1,099 vs $1,088.

What is the average rent in Emerald Valley?

Average gross rent in Emerald Valley is $1,099/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 57% of renter households are cost-burdened.

What percentage of Emerald Valley residents are renters?

74% of Emerald Valley households are renter-occupied (vs 71% in St. Andrews). The neighborhood has 14,273 residents.

Is Emerald Valley a high social-vulnerability area?

Emerald Valley sits in the 74th 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.

Which tracts in Emerald Valley have the highest eviction risk?

The highest-risk constituent tract in Emerald Valley is census tract 45079010412 (score 5.9/10). Across the 4 tracts in this neighborhood the score ranges from 4.5 to 5.9, a spread of 1.4 points.

How safe is Emerald Valley for landlords?

Emerald Valley carries a moderate-tier eviction-risk profile for landlords (5.2/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to St. Andrews as a whole (2.7/10), this neighborhood is higher-risk.

What is the demographic breakdown of Emerald Valley?

Emerald Valley has 13,755 residents (Black (non-Hispanic) Neighborhood). Top groups: Black (non-Hispanic) (70.5%), White (non-Hispanic) (19.4%), Hispanic / Latino (4.4%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Emerald Valley

5 Three Points 6 tracts · pop 11,377 5 Governor's Hill 4 tracts · pop 10,009 5.6 Belmont 3 tracts · pop 10,531 4.2 The Arbors At Harbison 2 tracts · pop 12,659 5.2 Hollywood-Rose Hill 7 tracts · pop 23,050 2.6 Kilbourne Heights 3 tracts · pop 7,310

Sibling neighborhoods

Other neighborhoods inside St. Andrews

Same parent city, ranked by score similarity to Emerald Valley.

5.5 Sidney Walk 1 tracts · pop 5,438

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