Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #73,892 of 84,120 nationally
Valley Creek Eviction Risk: Lower , Elgin
Tract 17089851909 · Kane County, IL · pop 4,310 · neighborhood within 0.4 mi
Census tract 17089851909 covers the Valley Creek area of Elgin, home to 4,310 residents. For landlords it grades 4.9/10, a moderate reading. That is riskier than roughly 36% of the 84,120 US census tracts we score.
About 44% of renters carry a rent burden of 30% of income or higher, a severe level, and 17% are severely burdened at 50% or more. Average rent runs $1,259 a month against an average household income of $111,830 a year, roughly 14% of income at the averages. About 16% of occupied units are renter-occupied.
Risk score
2
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 7%
Stable renters 9%
Owners 84%
Tract context
Occupied units1,659
Renter share15.9%
SVI overall0.57
Poverty rate6.2%
Median income$111,830
Percentile rank
Higher percentile = riskier than more peers.Within parent city
29
th percentile
Low
Within county
45
th percentile
Moderate
Within state
21
th percentile
Low
Geographic context
Risk heat across Elgin and the region
Centroid at 42.0470, -88.3249 · click any tract to drill in
Why Valley Creek scores 2
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Elgin
4.8
Regional political climate
2024 county presidential margin
5.7
State political climate
Illinois legislature & governorship
5.2
Economic stress
6.2% poverty · this tract
1.5
Supply constraint
$1,259 rent vs county FMR
2.1
Rent control risk
Inherited from Elgin
2.0
Eviction process difficulty
State law sets the calendar
3.5
Tenant organizing strength
Inherited from Elgin
3.5
Housing court bias
Inherited from Elgin
3.5
How Valley Creek compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 57
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 38%Socioeconomic
- 58%Household composition
- 61%Racial/ethnic minority
- 72%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 38Total filings over 3 yrs
- 4.06%Avg annual filing rate
- 4.7%Peak (2011)
- 16Filings in 2011 (latest validated)
CDC PLACES 2023 · health & economic stress
Eviction-adjacent indicators
Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.
- 11.2%Housing insecurity
- 6.1%Utility-shutoff threat
- 12.9%Food insecurity
- 10.1%SNAP enrollment
- 6.7%Transit barriers
- 11.3%No health insurance
- 14.1%Frequent mental distress
- 26.9%Any disability
Analysis
What drives eviction risk in Valley Creek
The score leans hardest on eviction process difficulty at 3.5/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Elgin eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores below the Kane County average of 5.3 and below the Illinois statewide average of 5.4. Within its own county it reads on the safer side for landlords.
Princeton's Eviction Lab logged 38 eviction filings here over 3 tracked years, with about 4.1% of renter households facing a filing in a typical year. Filings peaked at 4.7% of renter households in 2011.
In CDC survey modeling, about 11.2% of adults here said they could not pay rent or mortgage at some point in the past year, and 6.1% faced a utility shutoff threat, a common early warning before a filing.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 17089851909
Q1
What is the eviction-risk score for census tract 17089851909?
Census tract 17089851909 in the Valley Creek neighborhood scores 2/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 17089851909?
Median gross rent is $1,259/month (ACS 5-year 2023, table B25064). 44% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 17089851909?
6.2% of residents in tract 17089851909 live below the federal poverty line (ACS B17001, 2023). Population: 4,310.
Q4
How socially vulnerable is tract 17089851909?
CDC Social Vulnerability Index ranks this tract in the 57th percentile nationally. Sub-themes: socioeconomic 38th, household 58th, minority 61th, housing 72th.
Q5
Is tract 17089851909 considered part of Valley Creek?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 17089851909 fall within Valley Creek (neighborhood centroid within 0.4 miles, OSM data).
Q6
How many evictions are filed each year in tract 17089851909?
Princeton Eviction Lab recorded 38 eviction filings across 3 validated years in tract 17089851909 (2000-2018). The average annual filing rate is 4.06% of renter households, peaking at 4.7% in 2011. Source: Eviction Lab tract-validated 2024 release.
Q7
What share of households in tract 17089851909 struggle to pay rent?
About 11.2% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 6.1% also reported utility shutoff threats, a frequent precursor to eviction filings.
Q8
How does tract 17089851909 compare to Elgin overall?
Tract 17089851909 scores 2/10, lower than the parent city of Elgin at 4.2/10. City-scale signals (state law, local rent controls, court bias) are inherited from Elgin eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Elgin
Top eight tracts in Elgin ranked by composite eviction-risk score.
Tract · IL
College Green
4.1
/ 10 · Moderate
Tract · IL
Fieldstone
3.7
/ 10 · Low
Tract · IL
Elgin Historic District
3.7
/ 10 · Low
Tract · IL
Elgin Historic District
3.7
/ 10 · Low
Tract · IL
Elgin Historic District
3.6
/ 10 · Low
Tract · IL
Columbia Park
3.5
/ 10 · Low
Tract · IL
Elgin Historic District
3.5
/ 10 · Low
Tract · IL
Fieldstone
3.2
/ 10 · Low
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