Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #49,882 of 84,120 nationally
Sunshine Gardens Eviction Risk: Lower , Indianapolis
Tract 18097380103 · Marion County, IN · pop 9,570 · neighborhood within 0.8 mi
Tract 18097380103 covers the Sunshine Gardens area of Indianapolis city (balance) in Indiana. Home to 9,570 residents, it scores 5.8/10 on landlord eviction risk. It lands near the 68th percentile nationally for landlord eviction risk.
49% of renter households here spend at least 30% of income on rent, a severe level, and 27% are severely burdened at 50% or more. Average rent runs $1,770 a month against an average household income of $90,831 a year, roughly 23% of income at the averages. Renters make up 38% of occupied homes.
Risk score
3.5
Lower
Confidence 85% · 1–10 scale
Household mix · 100 hh
Burdened renters 19%
Stable renters 20%
Owners 61%
Tract context
Occupied units3,141
Renter share38.2%
SVI overall0.29
Poverty rate14.3%
Median income$90,831
Percentile rank
Higher percentile = riskier than more peers.Within parent city
29
th percentile
Low
Within county
32
th percentile
Low
Within state
52
th percentile
Moderate
Geographic context
Risk heat across Indianapolis and the region
Centroid at 39.6787, -86.2038 · click any tract to drill in
Why Sunshine Gardens scores 3.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Indianapolis
6.8
Regional political climate
2024 county presidential margin
6.5
State political climate
Indiana legislature & governorship
2.0
Economic stress
14.3% poverty · this tract
3.6
Supply constraint
$1,770 rent vs county FMR
8.8
Rent control risk
Inherited from Indianapolis
6.6
Eviction process difficulty
State law sets the calendar
2.1
Tenant organizing strength
Inherited from Indianapolis
8.7
Housing court bias
Inherited from Indianapolis
6.8
How Sunshine Gardens compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 29
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 38%Socioeconomic
- 29%Household composition
- 49%Racial/ethnic minority
- 23%Housing & transportation
Historical context · 1930s redlining
HOLC grade: C: Definitely Declining
This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade C meant mixed-race / working-class neighborhoods rated as risky. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.
- 0%Grade A
- 0%Grade B
- 8%Grade C
- 0%Grade D · redlined
Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.
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
Pandemic-era tracking (2020–2021)
- 759Total filings 2020-21
- 9.9Avg monthly (observed)
- 4.8Pre-pandemic baseline
- 2.04×Ratio to baseline
Pandemic filings ran above baseline. Eviction Lab tracked Indianapolis, IN as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Sunshine Gardens. Closest by Eviction Risk Score.
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.
- 10.7%Housing insecurity
- 8.2%Utility-shutoff threat
- 13.4%Food insecurity
- 7.5%SNAP enrollment
- 7.4%Transit barriers
- 8.2%No health insurance
- 17.8%Frequent mental distress
- 24.9%Any disability
Analysis
What drives eviction risk in Sunshine Gardens
The heaviest input here is supply constraint at 8.8/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Indianapolis eviction risk city (balance), while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores above the Marion County average of 5.4 and above the Indiana statewide average of 4.7. Within its own county it reads on the riskier side for landlords.
The tract is White and Black and ranks around the 29th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.
HOLC surveyors mapped this tract in the 1930s with a dominant grade of C ("Declining"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 18097380103
Q1
What is the eviction-risk score for census tract 18097380103?
Census tract 18097380103 in the Sunshine Gardens neighborhood scores 3.5/10 (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 18097380103?
Median gross rent is $1,770/month (ACS 5-year 2023, table B25064). 49% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 18097380103?
14.3% of residents in tract 18097380103 live below the federal poverty line (ACS B17001, 2023). Population: 9,570.
Q4
How socially vulnerable is tract 18097380103?
CDC Social Vulnerability Index ranks this tract in the 29th percentile nationally. Sub-themes: socioeconomic 38th, household 29th, minority 49th, housing 23th.
Q5
Is tract 18097380103 considered part of Sunshine Gardens?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 18097380103 fall within Sunshine Gardens (neighborhood centroid within 0.8 miles, OSM data).
Q6
Did eviction filings in tract 18097380103 drop during COVID?
Pandemic-era filings ran 2.04× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Indianapolis eviction risk, IN), 2020-2021.
Q7
What share of households in tract 18097380103 struggle to pay rent?
About 10.7% 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. 8.2% also reported utility shutoff threats, a frequent precursor to eviction filings.
Q8
How does tract 18097380103 compare to Indianapolis overall?
Tract 18097380103 scores 3.5/10, higher than the parent city of Indianapolis at 2.7/10. City-scale signals (state law, local rent controls, court bias) are inherited from Indianapolis eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Q9
Was tract 18097380103 historically redlined?
Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of C. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.
Sibling tracts
Highest-risk tracts in Indianapolis
Top eight tracts in Indianapolis ranked by composite eviction-risk score.
Tract · IN
18097350600
6
/ 10 · Elevated
Tract · IN
Far Eastside
5.9
/ 10 · Elevated
Tract · IN
Christian Park
5.9
/ 10 · Elevated
Tract · IN
Robson-Voorhees
5.8
/ 10 · Elevated
Tract · IN
Friends and Neighbors
5.8
/ 10 · Elevated
Tract · IN
Meridian Park
5.8
/ 10 · Elevated
Tract · IN
18097360302
5.8
/ 10 · Elevated
Tract · IN
18097370203
5.8
/ 10 · Elevated
Related