Elgin Historic District Eviction Risk: Moderate

The main counterweight is supply constraint at 1.2/10. 73% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building nearby.

Well under the midpoint, rent-regulation exposure reads 2/10. Average gross rent is $1,087, 20% below the Elgin average. 13% are severely burdened past the 50% mark. That cohort absorbs no shock: one repair bill or one cut shift converts straight into arrears.

Running cool, economic stress reads 2.5/10. Adults with no health insurance runs 21.2% against 11.3% nationally. The filing record is not thin: 58 evictions over 3 years of observation.

Filings peaked in 2010 at 10.3% of renter households. In a typical year about 6.8% of renter households face a filing. Nationally it ranks #39,308 of 84,120 for landlord eviction difficulty.

On the CDC Social Vulnerability Index the tract reads 7.3/10, which tracks how hard a shock lands on the households already here. Against average income of $72,667, annual rent is just 18%.

Of its three components the household composition measure is the most pressured. It tracks the Kane County average of 4.1 closely.

All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.