Neighborhood · Ranked #60,063 of 84,120 nationally

River Forest Eviction Risk: Lower , Lansing

Tract 26065003400 · Ingham County, MI · pop 2,478 · neighborhood within 0.7 mi

Here is how census tract 26065003400, in the River Forest area of Lansing eviction risk, looks to a landlord: a 5.9/10 eviction-risk score (Moderate tier) across a population of 2,478. It lands near the 72nd percentile nationally for landlord eviction risk.

Rent eats 30% or more of income for 46% of renter households, a severe level, and 34% are severely burdened at 50% or more. Average gross rent is $776 monthly, set against $62,283 in average yearly household income, roughly 15% of income at the averages. Renters make up 34% of occupied homes.

Risk score

2.9

Lower

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 16% Stable renters 18% Owners 66%

Tract context

Occupied units1,072

Renter share34.0%

SVI overall0.31

Poverty rate7.2%

Median income$62,283

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Lansing and the region

Centroid at 42.7494, -84.5932 · click any tract to drill in

Why River Forest scores 2.9

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Lansing

5.2

Regional political climate

2024 county presidential margin

6.6

State political climate

Michigan legislature & governorship

3.3

Economic stress

7.2% poverty · this tract

1.8

Supply constraint

$776 rent vs county FMR

1.9

Rent control risk

Inherited from Lansing

5.6

Eviction process difficulty

State law sets the calendar

3.4

Tenant organizing strength

Inherited from Lansing

7.3

Housing court bias

Inherited from Lansing

4.9

How River Forest compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 31

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

33%Socioeconomic
10%Household composition
58%Racial/ethnic minority
50%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
97%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.

Comparable tracts

Census tracts with similar eviction risk

Within River Forest. 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.

11.5%Housing insecurity
8.0%Utility-shutoff threat
13.3%Food insecurity
11.8%SNAP enrollment
7.6%Transit barriers
6.8%No health insurance
17.2%Frequent mental distress
30.1%Any disability

Analysis

What drives eviction risk in River Forest

What moves this score most is tenant organizing strength at 7.3/10. 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 Lansing eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores about the same as the Ingham County average of 6.2 and in line with the Michigan statewide average of 5.7. Within its own county it reads on the safer side for landlords.

In CDC survey modeling, about 11.5% of adults here said they could not pay rent or mortgage at some point in the past year, and 8.0% faced a utility shutoff threat, a common early warning before a filing.

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 26065003400

What is the eviction-risk score for census tract 26065003400?

Census tract 26065003400 in the River Forest neighborhood scores 2.9/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 26065003400?

Median gross rent is $776/month (ACS 5-year 2023, table B25064). 46% of renter households are cost-burdened.

What is the poverty rate in tract 26065003400?

7.2% of residents in tract 26065003400 live below the federal poverty line (ACS B17001, 2023). Population: 2,478.

How socially vulnerable is tract 26065003400?

CDC Social Vulnerability Index ranks this tract in the 31th percentile nationally. Sub-themes: socioeconomic 33th, household 10th, minority 58th, housing 50th.

Is tract 26065003400 considered part of River Forest?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 26065003400 fall within River Forest (neighborhood centroid within 0.7 miles, OSM data).

What share of households in tract 26065003400 struggle to pay rent?

About 11.5% 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. 8.0% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 26065003400 compare to Lansing overall?

Tract 26065003400 scores 2.9/10, lower than the parent city of Lansing at 3.7/10. City-scale signals (state law, local rent controls, court bias) are inherited from Lansing eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Was tract 26065003400 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.